134 Richardson St · Eutawville, SC 29436

$159,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 84 Days on market

Built 1996 0.98 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Amazing opportunity in Cross, SC! This 0.98-acre property, just minutes from the lakes, offers ample space, privacy, and endless possibilities. Ideal for a first home or a peaceful retirement spot, it's the perfect place to relax, grow, invest, or create your dream retreat. Whether you're an investor or simply looking for promising land, this gem in a thriving area won't last long--act fast!

Key facts

• 0.98 acre lot
• Built 1996
• Listed 83 days

Property features AI

Finance

• Other: No other financial details provided

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Septic tank; Electric service by Berkeley Electric Co-Op
• Home design: Manufactured/Mobile home (double wide); Single-story (one level); Fee simple ownership
• Construction: Asphalt roof; Aluminum skirting
• Exterior features: Level lot; Approximately 0.5–1 acre

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom on lower level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Blown ceiling insulation
• Laundry & utility: No additional laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.9% in Eutawville — 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 49/100 on livability (#369 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Market conditions: 62 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 $7k of equity ($1k loan paydown + $6k appreciation (3.6% 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 (3.6% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 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

• It's been on market 84 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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: 1.05% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.09×
• Total profit: $48,601
• Equity at exit: $77,044

10-year hold

• IRR: 19.4%
• Equity multiple: 3.98×
• Total profit: $132,582
• Equity at exit: $123,243

Cash invested: $44,520 (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 29436

• Home prices YoY: 1.5%
• Active inventory: 62
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $382

Break-even live

Break-even rent $1,186

Max offer price $159,000

Occupancy floor 72%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $159,000 Active 84 DOM
2. 2026-06-18
   days on market $159,000 Active 83 DOM
3. 2026-06-17
   days on market $159,000 Active 82 DOM
4. 2026-06-16
   days on market $159,000 Active 81 DOM
5. 2026-06-15
   days on market $159,000 Active 80 DOM
6. 2026-06-14
   days on market $159,000 Active 78 DOM
7. 2026-06-13
   price $159,000 Active 77 DOM
8. 2026-06-12
   days on market $165,000 Active 77 DOM
9. 2026-06-09
   days on market $165,000 Active 74 DOM
10. 2026-06-08
    days on market $165,000 Active 73 DOM
11. 2026-06-07
    days on market $165,000 Active 72 DOM
12. 2026-06-07
    days on market $165,000 Active 71 DOM
13. 2026-06-04
    days on market $165,000 Active 68 DOM
14. 2026-06-02
    days on market $165,000 Active 67 DOM
15. 2026-06-01
    days on market $165,000 Active 66 DOM
16. 2026-05-31
    days on market $165,000 Active 65 DOM
17. 2026-05-31
    days on market $165,000 Active 64 DOM
18. 2026-03-27
    listed $165,000 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: $440 · $37/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: +$466/yr (+$39/mo · 105.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 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: $20,025
• − Mortgage interest: −$8,906
• − Property taxes: −$440
• − Insurance: −$795
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,625
• Taxable income: $2,054
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $4,086/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 — Eutawville

• Score: 49/100
• State rank: #369
• US rank: #25782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,257

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 (53%)
• Race & ethnicity: White 53% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Danish 1%
• Foreign-born: 1% · Canada

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: ▲ 3.61%
• Current HPI: 247.0789
• 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

1 event — show timeline

• 2026-03-27 Listed $165,000 Charleston Trident MLS

Property tax history

+4.4%/yr

Latest (2024): $440 · +7.2% YoY. Source: county tax records.