822 Ranch Rd · Laurens, SC 29360

$125,000

4 bd · 1.5 ba · 1,166 sqft · Other · 138 Days on market

0.78 ac lot ↓ 51% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom mobile home offers space, flexibility, and opportunity on . 78 acres in a convenient Laurens County location near I-385 and I-26, making commuting throughout the Upstate a breeze. Inside, you’ll find four bedrooms plus a massive den area, providing plenty of room for everyday living, work-from-home space, or entertaining. Outside, the property includes an outbuilding and a barn-style shed, perfect for storage, hobbies, or workshop use. The seller is willing to bring the home into FHA compliance prior to closing with a viable offer, opening the door for qualified FHA buyers while still offering upside potential. This property presents a great opportunity for an investor

Key facts

• Mobile home
• Easy access to i-385
• 17 acre property

Tags

• 17 ACRE PROPERTY
• OPEN AND USABLE LAND
• MOBILE HOME
• EASY ACCESS TO I-385
• EASY ACCESS TO I-26

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking; Gravel driveway
• Utilities: Public water; Septic system; Gas water heater; Garbage pickup: none
• Home design: Single-story home; Vinyl siding exterior; Architectural roof; Crawl space foundation; Approximate age: unknown; Lot roughly one-half acre
• Construction: Vinyl siding construction; Architectural shingle roof; Crawl space foundation
• Exterior features: Front porch; Level lot with some trees; Outbuilding / storage

Interior

• Kitchen: Kitchen about 8 x 10; No appliances included
• Bedrooms: Master bedroom about 11 x 17 (main level); Second bedroom about 10 x 8 (main level); Third bedroom about 10 x 8 (main level); Fourth bedroom about 9 x 6 (main level); Primary bedroom includes a half bath
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating: other / see remarks; Cooling: other / see remarks; Gas water heater
• Interior features: See remarks for additional interior features; No fireplace
• Laundry & utility: Walk-in laundry; Additional laundry/office or study space noted

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.5% in Laurens — 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 68/100 on livability (#79 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D, crime F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Laurens Elementary (math 30% / reading 25%, grade F, #416 of 597 statewide, top 70%, 504 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 153 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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. 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?
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: 1.11% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.5

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-186
• Equity at exit: $18,638

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $25,591
• Equity at exit: $10,808

Cash invested: $35,000 (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 29360

• Home prices YoY: -23.7%
• Active inventory: 153
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $316

Break-even live

Break-even rent $984

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 138 DOM
2. 2026-06-18
   days on market $125,000 Active 137 DOM
3. 2026-06-17
   days on market $125,000 Active 136 DOM
4. 2026-06-16
   days on market $125,000 Active 135 DOM
5. 2026-06-15
   days on market $125,000 Active 134 DOM
6. 2026-06-14
   days on market $125,000 Active 132 DOM
7. 2026-06-12
   days on market $125,000 Active 131 DOM
8. 2026-06-09
   days on market $125,000 Active 128 DOM
9. 2026-06-08
   days on market $125,000 Active 127 DOM
10. 2026-06-07
    days on market $125,000 Active 126 DOM
11. 2026-06-07
    days on market $125,000 Active 125 DOM
12. 2026-06-03
    days on market $125,000 Active 122 DOM
13. 2026-06-02
    days on market $125,000 Active 121 DOM
14. 2026-06-01
    days on market $125,000 Active 120 DOM
15. 2026-05-31
    days on market $125,000 Active 119 DOM
16. 2026-05-30
    days on market $125,000 Active 118 DOM
17. 2026-02-04
    price $125,000
18. 2026-01-29
    listed $255,000 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $16,605
• − Mortgage interest: −$7,002
• − Property taxes: −$839
• − Insurance: −$625
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,636
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,344/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: Laurens 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Laurens

• Score: 68/100
• State rank: #79
• US rank: #9104

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

• City population: 22,066
• Population (ZIP): 22,066

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.09%
• Current HPI: 193.5371
• 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

-51.0% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $125,000 Greater Greenville MLS
• 2026-01-29 Listed $255,000 Greater Greenville MLS

Property tax history

+12.2%/yr

Latest (2025): $839 · +1.6% YoY. Source: county tax records.