126 Page Rd · Williamston, SC 29669

$119,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 70 Days on market

Built 2017 10,018 sqft lot

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Why this score? — see what drove the D+ 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great condition, starter home or rental property. This is a very hard to find price point!

Key facts

• 0.23 acre lot
• Built 2017
• Listed 70 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Unpaved driveway; No garage
• Utilities: Public water; Electric water heater; Septic sewer; Private garbage pickup; Electric power
• Home design: Single-story residential home; Built around 2017; Crawl space foundation
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Front porch; Additional porch; Level lot with some trees

Interior

• Kitchen: Kitchen approximately 10 x 14; Dishwasher; Disposal; Refrigerator; Electric cooktop; Electric oven; Electric standalone range; Range hood
• Bedrooms: Two main-level bedrooms (each about 10 x 12); Primary bedroom with full bath
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open floor plan; Cable available; Laminate countertops
• Laundry & utility: Main-level laundry in closet-style space; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $113k (5.6% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 1.7% in Williamston — 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 72/100 on livability (#43 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities D, crime F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Pelzer Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 362 students, 86% FRL) — zoned schools average 86% FRL vs 35% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 59% district-wide (-14 pts) — the specific schools serving this property underperform the Anderson 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 112 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.8

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-13,298
• Equity at exit: $17,877

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-3,690
• Equity at exit: $10,367

Cash invested: $33,572 (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 29669

• Home prices YoY: -18.9%
• Active inventory: 112
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$629
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $96

Break-even live

Break-even rent $1,009

Max offer price $119,900

Occupancy floor 86%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 Tripp St Williamston, SC	2.0	1.0	1000	$1,200	$1.20	23d	1	0.63mi
21 Middleton Blvd Unit 45 Williamston, SC	2.0	1.0	640	$1,000	$1.56	23d	1	0.75mi
45 Middleton Blvd Williamston, SC	2.0	1.0	640	$1,000	$1.56	23d	1	0.79mi
4 Marguerite St Unit 4-7 Pelzer, SC	2.0	1.0	650	$975	$1.50	3d	1	1.19mi
100 Williamston Ct Williamston, SC	1.0–3.0	1.0–2.0	940	$1,449	$1.54	2d	1	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $119,900 Active 70 DOM
2. 2026-06-17
   days on market $119,900 Active 69 DOM
3. 2026-06-16
   days on market $119,900 Active 68 DOM
4. 2026-06-15
   days on market $119,900 Active 67 DOM
5. 2026-06-13
   days on market $119,900 Active 65 DOM
6. 2026-06-10
   days on market $119,900 Active 62 DOM
7. 2026-06-09
   days on market $119,900 Active 61 DOM
8. 2026-06-08
   days on market $119,900 Active 60 DOM
9. 2026-06-07
   days on market $119,900 Active 59 DOM
10. 2026-06-03
    days on market $119,900 Active 55 DOM
11. 2026-06-03
    days on market $119,900 Active 54 DOM
12. 2026-06-01
    days on market $119,900 Active 53 DOM
13. 2026-05-31
    days on market $119,900 Active 52 DOM
14. 2026-05-05
    price $119,900
15. 2026-05-04
    price $119,900 90-char remark

    Show marketing remark (90 chars)

    Great condition, starter home or rental property. This is a very hard to find price point!

16. 2026-04-09
    listed $139,900 Active

    Show marketing remark (90 chars)

    Great condition, starter home or rental property. This is a very hard to find price point!

17. 2026-04-09
    listed $139,900 Active 90-char remark

    Show marketing remark (90 chars)

    Great condition, starter home or rental property. This is a very hard to find price point!

18. 2021-09-01
    soldstatus $70,200 Sold 417-char remark

    Show marketing remark (417 chars)

    Nice home with open floor plan, new flooring and paint. .20 acre lot. Both bedrooms have their own full bathroom and walk in closet. Home is bank owned foreclosure. Buyers agent to verify sqft.Property will not qualify for FHA financing due to vinyl skirt/singlewide. Bank will finance with those who apply and get accepted...please call agent for more information. Agents see member remarks before drafting an offer.

19. 2021-09-01
    soldstatus $70,200 Sold

    Show marketing remark (417 chars)

    Nice home with open floor plan, new flooring and paint. .20 acre lot. Both bedrooms have their own full bathroom and walk in closet. Home is bank owned foreclosure. Buyers agent to verify sqft.Property will not qualify for FHA financing due to vinyl skirt/singlewide. Bank will finance with those who apply and get accepted...please call agent for more information. Agents see member remarks before drafting an offer.

20. 2021-07-19
    historical Contingency Contract 417-char remark

    Show marketing remark (417 chars)

    Nice home with open floor plan, new flooring and paint. .20 acre lot. Both bedrooms have their own full bathroom and walk in closet. Home is bank owned foreclosure. Buyers agent to verify sqft.Property will not qualify for FHA financing due to vinyl skirt/singlewide. Bank will finance with those who apply and get accepted...please call agent for more information. Agents see member remarks before drafting an offer.

21. 2021-07-19
    historical Contract-Take Back-Ups

    Show marketing remark (417 chars)

    Nice home with open floor plan, new flooring and paint. .20 acre lot. Both bedrooms have their own full bathroom and walk in closet. Home is bank owned foreclosure. Buyers agent to verify sqft.Property will not qualify for FHA financing due to vinyl skirt/singlewide. Bank will finance with those who apply and get accepted...please call agent for more information. Agents see member remarks before drafting an offer.

22. 2021-05-28
    listed $69,900 Active 417-char remark

    Show marketing remark (417 chars)

    Nice home with open floor plan, new flooring and paint. .20 acre lot. Both bedrooms have their own full bathroom and walk in closet. Home is bank owned foreclosure. Buyers agent to verify sqft.Property will not qualify for FHA financing due to vinyl skirt/singlewide. Bank will finance with those who apply and get accepted...please call agent for more information. Agents see member remarks before drafting an offer.

23. 2021-05-28
    listed $69,900 Active

    Show marketing remark (417 chars)

    Nice home with open floor plan, new flooring and paint. .20 acre lot. Both bedrooms have their own full bathroom and walk in closet. Home is bank owned foreclosure. Buyers agent to verify sqft.Property will not qualify for FHA financing due to vinyl skirt/singlewide. Bank will finance with those who apply and get accepted...please call agent for more information. Agents see member remarks before drafting an offer.

24. 2021-03-18
    soldstatus $56,881
25. 2019-08-03
    historical
26. 2019-06-19
    historical
27. 2019-05-28
    price $63,300
28. 2019-05-28
    price $65,300
29. 2019-05-21
    price $63,400
30. 2019-05-06
    price $63,900
31. 2019-04-27
    listed $65,900 Active
32. 2019-04-25
    listed $65,900 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,576
• − Mortgage interest: −$6,716
• − Property taxes: −$1,425
• − Insurance: −$600
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,488
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,354/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: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

Livability — Williamston

• Score: 72/100
• State rank: #43
• US rank: #6133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,712

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.21%
• Current HPI: 261.8165
• 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

+81.9% since first listed

19 events — show timeline

• 2026-05-05 Price Changed $119,900 Greater Greenville MLS
• 2026-05-04 Price Changed $119,900 WUMLS
• 2026-04-09 Listed $139,900 WUMLS
• 2026-04-09 Listed $139,900 Greater Greenville MLS
• 2021-09-01 Sold (MLS) $70,200 WUMLS
• 2021-09-01 Sold (MLS) $70,200 Greater Greenville MLS
• 2021-07-19 Contingent — Greater Greenville MLS
• 2021-07-19 Contingent — WUMLS
• 2021-05-28 Listed $69,900 WUMLS
• 2021-05-28 Listed $69,900 Greater Greenville MLS
• 2021-03-18 Sold (Public Records) $56,881 Public Records
• 2019-08-03 Listing Removed — WUMLS
• 2019-06-19 Listing Removed — Greater Greenville MLS
• 2019-05-28 Price Changed $63,300 Greater Greenville MLS
• 2019-05-28 Price Changed $65,300 WUMLS
• 2019-05-21 Price Changed $63,400 Greater Greenville MLS
• 2019-05-06 Price Changed $63,900 Greater Greenville MLS
• 2019-04-27 Listed $65,900 Greater Greenville MLS
• 2019-04-25 Listed $65,900 WUMLS

Property tax history

+67.5%/yr

Latest (2022): $1,425 · +2710.7% YoY. Source: county tax records.