930 Murrah Forest Dr · Murphys Estates, SC 29860

$159,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 14 Days on market

Built 1985

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom two bath on over two acres in North Augusta. Perfect starter home close to downtown North Augusta and Augusta.

Key facts

• Brand-new flooring
• Front sunroom
• 2.15 acres

Tags

• FRONT SUNROOM
• REAR DECK
• INCLUDED APPLIANCES
• BRAND-NEW FLOORING
• 2.15 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.6% vs local median 2.5% in Murphys Estates — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#239 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 366 active listings in the ZIP; solid renter incomes; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,287
• Equity at exit: $23,707

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,681
• Equity at exit: $13,747

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29860

• Home prices YoY: -18.9%
• Active inventory: 366
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $305

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $159,000 Active 14 DOM
2. 2026-06-17
   days on market $159,000 Active 13 DOM
3. 2026-06-16
   days on market $159,000 Active 12 DOM
4. 2026-06-15
   days on market $159,000 Active 11 DOM
5. 2026-06-14
   days on market $159,000 Active 9 DOM
6. 2026-06-13
   days on market $159,000 Active 8 DOM
7. 2026-06-10
   days on market $159,000 Active 6 DOM
8. 2026-06-09
   days on market $159,000 Active 5 DOM
9. 2026-06-08
   days on market $159,000 Active 4 DOM
10. 2026-06-07
    days on market $159,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $159,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,330
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,625
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $3,376/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Murphys Estates

• Score: 59/100
• State rank: #239
• US rank: #19848

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Edgefield County · 18,201 people
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 18,201
• Household income: $97,268
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 114.0

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.23%
• Current HPI: 253.9451
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+643.0% since first listed

11 events — show timeline

• 2026-06-05 Listed $159,000 FSBO.com
• 2023-04-04 Sold (Public Records) $130,000 Public Records
• 2023-03-30 Sold (MLS) $130,000 Hive MLS
• 2023-03-30 Sold (MLS) $130,000 Hive MLS
• 2023-01-11 Listed $145,000 Hive MLS
• 2023-01-11 Listed $145,000 Hive MLS
• 2018-06-12 Sold (Public Records) $31,000 Public Records
• 2018-04-26 Sold (MLS) $31,000 Hive MLS
• 2018-04-26 Sold (MLS) $31,000 Hive MLS
• 2018-04-06 Listed $21,400 Hive MLS
• 2018-04-06 Listed $21,400 Hive MLS

Property tax history

-3.3%/yr

Latest (2025): $252 · +5.8% YoY. Source: county tax records.