237 River Rest Rd · North, SC 29112

$109,000

3 bd · 2.0 ba · 1,060 sqft · Manufactured · 275 Days on market

Built 1994 0.61 ac lot ↓ 19% since listing

---

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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy a nice corner lot to raise your family! This is a 3-bedroom, 2 bath manufactured home is just what you need on . 61-acre lot. Newly renovated throughout to make sure that it's move-in ready. This open floor plan is spacious enough for your living room and dining room to entertain your guest. Appliances include refrigerator and electric range. New heat pump (heat/ac) with 1-year maintenance and 10-year warranty will be installed before closing. This home is close to local parks, stores, schools and community events. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse v

Key facts

• Open floor plan
• Close to schools
• Close to stores

Tags

• CORNER LOT
• NEWLY RENOVATED
• OPEN FLOOR PLAN
• CLOSE TO LOCAL PARKS
• CLOSE TO STORES
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story living (rooms located on main level)
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Free-standing range; Refrigerator; Stove exhaust vented to the exterior
• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Great room on the main level; Family room on the main level; Kitchen on the main level; Washer and dryer located on the main level; Electric water heater; Stove exhaust vented to the exterior; Free-standing range; Refrigerator included
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (0.0% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#280 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment D-.
• Zoned schools: Dover Elementary (math 15%, 240 students, 100% FRL); North Middle/High (math 8%, 257 students, 100% FRL).
• Market conditions: 33 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $66,239
• Equity at exit: $98,196

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $189,703
• Equity at exit: $211,763

Cash invested: $30,520 (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 29112

• Home prices YoY: 11.7%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $108

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 85%

Sensitivity live

Price	-10% $183	-5% $145	+0% $108	+5% $70	+10% $32
Rent	-10% $22	-5% $65	+0% $108	+5% $151	+10% $194
Rate	-1.0pp $163	-0.5pp $135	base $108	+0.5pp $79	+1.0pp $51

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $109,000 Active 275 DOM
2. 2026-06-18
   days on market $109,000 Active 274 DOM
3. 2026-06-17
   days on market $109,000 Active 273 DOM
4. 2026-06-16
   days on market $109,000 Active 272 DOM
5. 2026-06-15
   days on market $109,000 Active 271 DOM
6. 2026-06-14
   days on market $109,000 Active 269 DOM
7. 2026-06-12
   days on market $109,000 Active 268 DOM
8. 2026-06-09
   days on market $109,000 Active 265 DOM
9. 2026-06-08
   days on market $109,000 Active 264 DOM
10. 2026-06-07
    days on market $109,000 Active 263 DOM
11. 2026-06-07
    days on market $109,000 Active 262 DOM
12. 2026-06-04
    days on market $109,000 Active 259 DOM
13. 2026-06-02
    days on market $109,000 Active 258 DOM
14. 2026-06-01
    days on market $109,000 Active 257 DOM
15. 2026-05-31
    days on market $109,000 Active 256 DOM
16. 2026-05-31
    days on market $109,000 Active 255 DOM
17. 2025-11-04
    price $109,000
18. 2025-09-17
    listed $110,000 Active
19. 2025-08-28
    price $126,000
20. 2025-07-19
    price $129,000
21. 2025-05-13
    price $132,000
22. 2025-04-17
    price $135,500
23. 2025-04-13
    listed $135,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,078
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,171
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,405/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)

No district data.

Livability — North

• Score: 57/100
• State rank: #280
• US rank: #21976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,718

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 White (50%)
• Race & ethnicity: White 50% Black 45% Two or more races 3% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% 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: ▲ 24.57%
• Current HPI: 234.04
• 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

-19.3% since first listed

7 events — show timeline

• 2025-11-04 Price Changed $109,000 Consolidated MLS
• 2025-09-17 Listed $110,000 Consolidated MLS
• 2025-08-28 Price Changed $126,000 Consolidated MLS
• 2025-07-19 Price Changed $129,000 Consolidated MLS
• 2025-05-13 Price Changed $132,000 Consolidated MLS
• 2025-04-17 Price Changed $135,500 Consolidated MLS
• 2025-04-13 Listed $135,000 Consolidated MLS