565 Water Springs Rd · Brookdale, SC 29118

$48,500

3 bd · 1.0 ba · 840 sqft · Manufactured · 53 Days on market

Built 1994 Poor condition 1.08 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special on 1.08 Acres – Endless Potential in Orangeburg County!Discover the possibilities with this beautiful 1.08-acre property nestled in Orangeburg County. Surrounded by mature trees, this spacious lot provides privacy and plenty of room for outdoor living, gardening, or future expansion. The property includes an older mobile home full of potential, making it a true fixer-upper—perfect for investors, renovators, or those ready to create something special from the ground up. Conveniently located just minutes from I-26 and the town of St. Matthews, you’ll enjoy the balance of peaceful country living with easy access to nearby amenities. Property is being sold as-

Key facts

• Future expansion
• 1.08 acres
• Outdoor living

Tags

• 1.08 ACRES
• MATURE TREES
• OUTDOOR LIVING
• FUTURE EXPANSION
• FIXER-UPPER
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: Total heated area 840

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $48k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 3.4% in Brookdale — 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 65/100 on livability (#144 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: crime D+, amenities F, commute F.
• Zoned schools: Marshall Elementary (math 24%, 651 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 163 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $335 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $47,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.90% ✓
• Cap rate: 25.51%
• Cash-on-cash: 68.63%
• DSCR: 4.05
• GRM: 2.9

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: 68.1%
• Equity multiple: 4.07×
• Total profit: $41,627
• Equity at exit: $7,232

10-year hold

• IRR: 72.2%
• Equity multiple: 8.37×
• Total profit: $100,029
• Equity at exit: $4,193

Cash invested: $13,580 (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 29118

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$254
• Tax est. 1.5%: −$61 /mo · $728/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $777

Break-even live

Break-even rent $424

Max offer price $48,500

Occupancy floor 40%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-03-23
   listed $48,500 Active
3. 2026-02-24
   price $55,000
4. 2026-01-30
   status Active
5. 2026-01-26
   status Pending
6. 2026-01-23
   status Active
7. 2026-01-23
   status Pending
8. 2026-01-16
   listed $48,500 Active

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

Taxation est. · year 1

• Rental income: $16,888
• − Mortgage interest: −$2,717
• − Property taxes: −$728
• − Insurance: −$242
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$1,411
• Taxable income: $9,089
• Est. tax owed @ 24.0%: −$2,181
• After-tax cash flow: $7,139/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This 1.08-acre property with an older mobile home presents significant opportunities for renovation and improvement. The mobile home requires extensive exterior and interior work, along with HVAC upgrades, and the property needs landscaping to enhance curb appeal. With proper investment, this property has substantial potential for increased value.

Repairs flagged

• Major Mobile home exterior — Significant rust and peeling paint indicate extensive structural damage.
• Major Mobile home roof — Old mobile home may have structural issues that require inspection.
• Major Mobile home flooring — Old mobile home may have structural issues that require inspection.
• Major Mobile home interior walls/paint — Old mobile home may have structural issues that require inspection.
• Major Mobile home HVAC/mechanicals — Old mobile home may have structural issues that require inspection.
• Major Landscaping — Overgrown vegetation and unkempt appearance suggest significant maintenance needs.

Value-add opportunities

• Both Mobile home exterior renovation — A fresh exterior will improve both resale and rental value.
• Both Landscaping and curb appeal — A well-maintained exterior will improve both resale and rental value.
• Both Mobile home interior renovation — A fresh interior will improve both resale and rental value.
• Both Mobile home HVAC/mechanicals upgrade — Upgrading HVAC will improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Mobile home exterior · Significant rust and peeling paint indicate extensive structural damage.	Major	$15,000–50,000
Mobile home roof · Old mobile home may have structural issues that require inspection.	Major	$15,000–50,000
Mobile home flooring · Old mobile home may have structural issues that require inspection.	Major	$15,000–50,000
Mobile home interior walls/paint · Old mobile home may have structural issues that require inspection.	Major	$15,000–50,000
Mobile home HVAC/mechanicals · Old mobile home may have structural issues that require inspection.	Major	$15,000–50,000
Landscaping · Overgrown vegetation and unkempt appearance suggest significant maintenance needs.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Mobile home exterior renovation — A fresh exterior will improve both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained exterior will improve both resale and rental value. ↑
• Both Mobile home interior renovation — A fresh interior will improve both resale and rental value. ↑
• Both Mobile home HVAC/mechanicals upgrade — Upgrading HVAC will improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Brookdale

• Score: 65/100
• State rank: #144
• US rank: #13512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orangeburg County · 15,135 people
• Metro: Orangeburg, SC
• Population (ZIP): 15,135
• Household income: $64,167
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 253.0

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.45%
• Current HPI: 176.0101
• Rent YoY: —
• Metro: Orangeburg, 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

+0.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — Consolidated MLS
• 2026-03-23 Listed $48,500 Consolidated MLS
• 2026-02-24 Price Changed $55,000 Consolidated MLS
• 2026-01-30 Relisted — Consolidated MLS
• 2026-01-26 Pending — Consolidated MLS
• 2026-01-23 Relisted — Consolidated MLS
• 2026-01-23 Pending — Consolidated MLS
• 2026-01-16 Listed $48,500 Consolidated MLS