433 Hickory Dr · Murphys Estates, SC 29860

$140,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 6 Days on market

Built 1987 1.14 ac lot Est $145k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +8.5/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

Key facts

• Functional kitchen
• Move in ready home
• New ceiling fans

Tags

• MOVE IN READY HOME
• APPROXIMATELY 1.14 ACRES
• DURABLE LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• NEW CEILING FANS
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.8% vs local median 2.5% in Murphys Estates — 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 59/100 on livability (#239 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Merriwether Elementary (math 35% / reading 42%, grade F, #306 of 597 statewide, top 51%, 768 students, 59% FRL); Merriwether Middle (math 29% / reading 41%, grade F, #104 of 229 statewide, top 46%, 367 students, 62% FRL).
• Market conditions: 366 active listings in the ZIP; solid renter incomes; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

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 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?
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: 1.35% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $144,768
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Hickory Dr	0.00mi	3/2.0	1,248 (0%)	1mo	$145,000	$116	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.6%
• Equity multiple: 1.46×
• Total profit: $17,978
• Equity at exit: $20,874

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $67,904
• Equity at exit: $12,105

Cash invested: $39,200 (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 29860

• Home prices YoY: -18.9%
• Active inventory: 366
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $639

Break-even live

Break-even rent $1,083

Max offer price $140,000

Occupancy floor 61%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-01-06
   status Pending

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

2. 2026-01-06
   status Pending

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

3. 2026-01-06
   historical

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

4. 2026-01-06
   historical 1784-char remark

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

5. 2025-12-31
   listed $140,000 Active

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

6. 2025-12-31
   listed $140,000 Active

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

7. 2025-12-31
   listed $140,000 1784-char remark

   Show marketing remark (1784 chars)

   If you are looking for space, privacy, and a move-in ready home where life can slow down a bit, this peaceful property delivers. Set in an established neighborhood on approximately 1.14 acres, this 3 bedroom, 2 bath home offers room to spread out both inside and out, with features designed for everyday comfort and easy living. Step inside to find an open and inviting layout with durable laminate flooring throughout. Natural light fills the living area, where a wood-burning fireplace creates a cozy place to relax, gather, or unwind at the end of the day. New ceiling fans throughout the home add comfort and help keep the space feeling bright and airy. The kitchen is functional and welcoming, with appliances included and plenty of space for daily meals or casual entertaining. The primary bedroom provides a comfortable retreat, while two additional bedrooms offer flexibility for guests, hobbies, or a home office. Both bathrooms are clean, practical, and ready for use. Outside, the enjoyment continues. Front and back decks extend your living space and offer great spots for morning coffee or quiet evenings outdoors. The backyard is fenced and expansive, providing plenty of room for gardening, outdoor projects, or simply enjoying the open space. Two storage buildings and a wood shed add valuable functionality, while irrigation faucets located throughout the yard make outdoor maintenance easier. Enjoy the benefit of a peaceful setting while still being close to I-20, shopping, and restaurants in Edgefield County. Daily conveniences and dining options are within easy reach, making it easy to balance privacy with accessibility. If you are seeking a property where you can enjoy flexibility, outdoor space, and a convenient location, this home is worth a closer look.

8. 2025-10-01
   soldstatus $85,000
9. 1988-12-10
   soldstatus $9,650

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$41/yr (+$3/mo · 5.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,704
• − Mortgage interest: −$7,842
• − Property taxes: −$757
• − Insurance: −$700
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$4,073
• Taxable income: $5,699
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $6,301/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Murphys Estates

• Score: 59/100
• State rank: #239
• US rank: #19848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murphys Estates, SC
• County: Edgefield County · 18,201 people
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 18,201
• Household income: $97,268
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 114.0

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.23%
• Current HPI: 253.9451
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-SC
• 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

+1350.8% since first listed

9 events — show timeline

• 2026-01-06 Pending — Hive MLS
• 2026-01-06 Pending — AMLS
• 2026-01-06 Listing Removed — Hive MLS
• 2026-01-06 Listing Removed — Hive MLS
• 2025-12-31 Listed $140,000 Hive MLS
• 2025-12-31 Listed $140,000 AMLS
• 2025-12-31 Listed $140,000 Hive MLS
• 2025-10-01 Sold (Public Records) $85,000 Public Records
• 1988-12-10 Sold (Public Records) $9,650 Public Records

Property tax history

+1.2%/yr

Latest (2025): $757 · +3.4% YoY. Source: county tax records.