1995 Elgin Dr · Elgin, SC 29045-9038

$185,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured · 13 Days on market

Built 2003 1.00 ac lot

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Doublewide on 1 Acre in the Heart of Elgin! Don’t miss this detitled 2003 doublewide, perfectly situated on a spacious 1-acre lot in a prime Elgin location—just steps from Main Street!This inviting home features 3 bedrooms and 2 full baths with a desirable split-bedroom floor plan, offering both privacy and functionality. The living room is warm and welcoming with a stunning stone fireplace and built-in entertainment center—perfect for cozy nights at home. The kitchen is designed for both everyday living and entertaining, complete with abundant cabinet space, a breakfast bar, and all appliances included. A second living area provides flexible space for an addition

Key facts

• Second living area
• Doublewide on 1 acre
• Stone fireplace

Tags

• DOUBLEWIDE ON 1 ACRE
• STONE FIREPLACE
• BUILT-IN ENTERTAINMENT CENTER
• ABUNDANT CABINET SPACE
• BREAKFAST BAR
• SECOND LIVING AREA

Property features AI

Finance

• Other: Property sits on 1 acre
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic sewer
• Home design: Single-story property
• Construction: Crawlspace foundation; Other exterior finish
• Exterior features: Deck; Uncovered front porch; Rear fencing (wood and chain link); Paved road access; Public water

Interior

• Kitchen: Wood-natural cabinets; Eat-in kitchen with island and pantry; Formica countertops; Vinyl flooring; Built-in counter cooktop/Range; Microwave (built-in); Refrigerator
• Bedrooms: Master bedroom on main level with double vanity, garden tub, private bath, separate shower, walk-in closet, vaulted ceiling, ceiling fan, carpet and vinyl flooring; Second bedroom with carpet; Third bedroom with private closet and carpet
• Flooring: Carpet and vinyl flooring throughout
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans throughout; Vaulted ceilings in master bedroom and living areas; Entertainment center; Wood-burning fireplace (1)
• Laundry & utility: Utility room with electric hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.3% vs local median 4.2% in Elgin — 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 55/100 on livability (#302 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blaney Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 760 students, 100% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Kershaw 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major 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 $185,000

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 D-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. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.3

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: 14.1%
• Equity multiple: 1.81×
• Total profit: $41,732
• Equity at exit: $83,184

10-year hold

• IRR: 15.9%
• Equity multiple: 3.34×
• Total profit: $121,205
• Equity at exit: $128,196

Cash invested: $51,800 (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 29045-9038

• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $306

Break-even live

Break-even rent $1,463

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $411	-5% $358	+0% $306	+5% $254	+10% $201
Rent	-10% $160	-5% $233	+0% $306	+5% $379	+10% $452
Rate	-1.0pp $399	-0.5pp $353	base $306	+0.5pp $258	+1.0pp $209

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 Englewood Rd Elgin, SC	3.0	2.0	1900	$1,850	$0.97	24d	1	0.55mi
1505A Englewood Rd Elgin, SC	3.0	2.0	1900	$1,850	$0.97	24d	1	0.59mi

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-04-24
   listed $185,000 Active
3. 2020-03-21
   historical
4. 2020-03-21
   historical
5. 2020-01-27
   listed $119,900
6. 2019-12-31
   listed $119,900 Active

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,298 · $108/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$10,363
• − Property taxes: −$1,298
• − Insurance: −$925
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$5,382
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $3,510/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Elgin

• Score: 55/100
• State rank: #302
• US rank: #23258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, SC

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+54.3% since first listed

6 events — show timeline

• 2026-05-07 Pending — Consolidated MLS
• 2026-04-24 Listed $185,000 Consolidated MLS
• 2020-03-21 Listing Removed — CCAR
• 2020-03-21 Listing Removed — Hive MLS
• 2020-01-27 Listed $119,900 Hive MLS
• 2019-12-31 Listed $119,900 CCAR

Property tax history

+24.5%/yr

Latest (2025): $1,298 · +4.8% YoY. Source: county tax records.