25 Hidden Oaks Rd · Beaufort, SC 29920

$180,000

3 bd · 2.0 ba · 720 sqft · Manufactured public records · 15 Days on market

Built 1999 0.90 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on 0.90 acres in St. Helena, this property offers a unique opportunity with two mobile homes on site. One home is currently tenant-occupied, providing immediate rental income, while the second home requires renovation and repairs. With plenty of space and potential, this property is well-suited for an investor looking to expand their rental portfolio or a buyer seeking a project with future upside. Conveniently located just minutes from shopping, dining, and everyday essentials, including Walmart, Publix, and other services on nearby Lady's Island, with Hunting Island State Park and downtown Beaufort just a short drive away.

Key facts

• Tenant occupied
• Two mobile homes
• Requires renovation

Tags

• 0.90 ACRES
• TWO MOBILE HOMES
• TENANT OCCUPIED
• REQUIRES RENOVATION
• IMMEDIATE RENTAL INCOME
• MINUTES FROM SHOPPING

Property features AI

Finance

• Financial info: Annual tax amount listed as $513

Exterior

• Utilities: Tax parcel: R300-017-000-066f-0000
• Home design: Single property with an ADU
• Construction: Building area approximately 1,200
• Exterior features: Property zoned Residential; Directions: Left at Hidden Oaks and left at the next driveway

Interior

• Bedrooms: Main property with 2 total bedrooms; ADU contains 2 bedrooms
• Bathrooms: 2 full bathrooms in the main residence; ADU includes 1 full bathroom
• Interior features: Includes an Accessory Dwelling Unit (ADU)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.5% in Beaufort — 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 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime F, commute F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 324 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 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.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

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. 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?
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: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,617
• Equity at exit: $26,839

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $23,361
• Equity at exit: $15,563

Cash invested: $50,400 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 324
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $354

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $478	-5% $416	+0% $354	+5% $291	+10% $229
Rent	-10% $194	-5% $274	+0% $354	+5% $433	+10% $513
Rate	-1.0pp $444	-0.5pp $399	base $354	+0.5pp $307	+1.0pp $259

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $180,000 Active 15 DOM
2. 2026-06-17
   days on market $180,000 Active 14 DOM
3. 2026-06-16
   days on market $180,000 Active 13 DOM
4. 2026-06-15
   days on market $180,000 Active 12 DOM
5. 2026-06-14
   days on market $180,000 Active 10 DOM
6. 2026-06-13
   days on market $180,000 Active 9 DOM
7. 2026-06-10
   days on market $180,000 Active 7 DOM
8. 2026-06-09
   days on market $180,000 Active 6 DOM
9. 2026-06-08
   days on market $180,000 Active 5 DOM
10. 2026-06-07
    days on market $180,000 Active 4 DOM
11. 2026-06-05
    remarks 641-char remark
12. 2026-06-05
    listed $180,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,266
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$5,236
• Taxable income: $1,465
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,892/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,992
• Population (ZIP): 9,918

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.29%
• Current HPI: 284.2064
• 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

+157.5% since first listed

11 events — show timeline

• 2026-06-02 Listed $180,000 LRMLS
• 2024-03-21 Price Changed $157,500 LRMLS
• 2024-03-21 Price Changed $157,500 RSMLS
• 2024-01-09 Price Changed $162,500 LRMLS
• 2024-01-09 Price Changed $162,500 RSMLS
• 2023-12-07 Listed $169,000 RSMLS
• 2023-12-06 Listed $169,000 LRMLS
• 2023-11-20 Listed $169,000 RSMLS
• 2021-06-11 Sold (MLS) $55,000 LRMLS
• 2020-11-28 Listed $69,900 LRMLS
• 2011-03-08 Listed $550 LRMLS

Property tax history

+6.0%/yr

Latest (2025): $82 · +0.7% YoY. Source: county tax records.