1445 Hidden Oaks Dr · Wedgefield, SC 29168

$112,000

4 bd · 2.0 ba · 1,216 sqft · Other public records · 83 Days on market

Built 1999 0.99 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
• Appreciation +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Private bath
• Eat in kitchen
• Backyard

Tags

• NEARLY ACRE LOT
• OPEN CONCEPT FLOORPLAN
• EAT IN KITCHEN
• PRIVATE BATH
• BACKYARD
• COUNTRY LIVING HOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#192 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Sumter 01 (urban): math 18% / reading 28% proficiency, ranked #64 of 80 in SC (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($774 loan paydown + $4k appreciation (3.7% local appreciation)).
• Sumter County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.09%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 3.38×
• Total profit: $74,504
• Equity at exit: $54,949

10-year hold

• IRR: 40.1%
• Equity multiple: 6.76×
• Total profit: $180,496
• Equity at exit: $88,439

Cash invested: $31,360 (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 29168

• Home prices YoY: 3.7%
• Active inventory: 7
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $891

Break-even live

Break-even rent $838

Max offer price $112,000

Occupancy floor 50%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $112,000 Active 83 DOM
2. 2026-06-18
   days on market $112,000 Active 82 DOM
3. 2026-06-17
   days on market $112,000 Active 81 DOM
4. 2026-06-16
   days on market $112,000 Active 80 DOM
5. 2026-06-15
   days on market $112,000 Active 79 DOM
6. 2026-06-14
   days on market $112,000 Active 77 DOM
7. 2026-06-13
   days on market $112,000 Active 76 DOM
8. 2026-06-10
   days on market $112,000 Active 74 DOM
9. 2026-06-09
   days on market $112,000 Active 73 DOM
10. 2026-06-08
    days on market $112,000 Active 72 DOM
11. 2026-06-07
    days on market $112,000 Active 71 DOM
12. 2026-06-02
    days on market $112,000 Active 66 DOM
13. 2026-06-01
    days on market $112,000 Active 65 DOM
14. 2026-05-31
    days on market $112,000 Active 64 DOM
15. 2026-05-30
    days on market $112,000 Active 63 DOM
16. 2026-05-19
    price $112,000 656-char remark

    Show marketing remark (656 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

17. 2026-05-01
    price $112,000 603-char remark

    Show marketing remark (603 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! * * Property will be detitled prior to closing *

18. 2026-04-21
    status Active 603-char remark

    Show marketing remark (656 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

19. 2026-04-21
    status Active 656-char remark

    Show marketing remark (656 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

20. 2026-03-30
    status Pending 656-char remark

    Show marketing remark (603 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! * * Property will be detitled prior to closing *

21. 2026-03-30
    status Pending 603-char remark

    Show marketing remark (603 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! * * Property will be detitled prior to closing *

22. 2026-03-06
    listed $120,000 Active 656-char remark

    Show marketing remark (603 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! * * Property will be detitled prior to closing *

23. 2026-03-06
    listed $120,000 Active 603-char remark

    Show marketing remark (603 chars)

    Well-maintained, 4 bedroom and 2 bath manufactured home on a nearly acre lot located in Wedgefield right on the outskirts of Sumter. Open concept floorplan with eat in kitchen flowing into the living room area provides plenty of space for entertaining. The spacious primary bedroom has its own private bath while the other three bedrooms which are located on the opposite side of the house share a well-appointed bathroom. The backyard is open and cleared providing ample opportunity for outside projects. Come check out this country living home today! * * Property will be detitled prior to closing *

24. 2024-11-25
    price $89,900
25. 2024-09-16
    price $99,900
26. 2024-08-30
    listed $110,000 Active
27. 2024-05-01
    price $95,500
28. 2024-04-09
    listed $99,000 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: $333 · $28/mo
• Projected year-2 tax: $638 · $53/mo
• Expected delta: +$306/yr (+$25/mo · 91.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,583
• − Mortgage interest: −$6,274
• − Property taxes: −$333
• − Insurance: −$560
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$3,258
• Taxable income: $9,385
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $8,437/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: Sumter 01
• NCES district ID: 4503902
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $40,423
• Composite: 19.45/100
• National rank: #8775
• State rank: #64 of 80 in SC

Livability — Wedgefield

• Score: 62/100
• State rank: #192
• US rank: #16586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wedgefield, SC
• Population (ZIP): 2,583

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 104,585 people
• By 2030: 102,282 · -2.2%
• By 2040: 96,258 · -8.0%
• By 2050: 89,592 · -14.3%
• By 2075: 74,715 · -28.6%
• By 2100: 60,235 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Black 44% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 51.9% · R 47.0% · Other 1.2%
• 2008→2024 swing: -10.6pp toward R · 2008: 15.4pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+13.0 2016: D+12.0 2012: D+17.5 2008: D+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.72%
• Current HPI: 103.827
• 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

+13.1% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $112,000 Consolidated MLS
• 2026-05-01 Price Changed $112,000 SBOR
• 2026-04-21 Relisted — SBOR
• 2026-04-21 Relisted — Consolidated MLS
• 2026-03-30 Pending — Consolidated MLS
• 2026-03-30 Pending — SBOR
• 2026-03-06 Listed $120,000 SBOR
• 2026-03-06 Listed $120,000 Consolidated MLS
• 2024-11-25 Price Changed $89,900 SBOR
• 2024-09-16 Price Changed $99,900 SBOR
• 2024-08-30 Listed $110,000 SBOR
• 2024-05-01 Price Changed $95,500 RAGPD
• 2024-04-09 Listed $99,000 RAGPD

Property tax history

-3.4%/yr

Latest (2022): $333 · +0.6% YoY. Source: county tax records.