259 Gravel Rd · Prosperity, SC 29127

$172,900

3 bd · 2.0 ba · 1,216 sqft · Other · 84 Days on market

Built 2025 1.12 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 2026 Hamilton Faith 3-bedroom, 2-bath manufactured home (16’ x 76’) on a spacious 1.12-acre level lot in a desirable Lake Murray community. Just a short walk to the lake, this home offers a smart, modern layout perfect for first-time buyers, growing families, or those looking to downsize with style. Enjoy the freedom of no HOA, with plenty of room to build a workshop, garage, or extra outbuildings. Conveniently located only 15 minutes from Prosperity for shopping and dining, and zoned for Newberry schools. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Freedom of no hoa
• Spacious level lot
• 1.12 acre lot

Tags

• SPACIOUS LEVEL LOT
• SHORT WALK TO THE LAKE
• FREEDOM OF NO HOA
• ROOM TO BUILD A WORKSHOP

Property features AI

Exterior

• Utilities: Septic sewer
• Home design: Single-family property; Main entry on the main level
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Gravel road access; Property on approximately 1.12 acres; Private well

Interior

• Bedrooms: Main-level primary bedroom
• Bathrooms: Two full bathrooms
• Interior features: Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $173k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#48 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Little Mountain Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 396 students, 100% FRL); Mid-Carolina High (math 67% / reading 89%, grade A-, #27 of 196 statewide, top 13%, 723 students, 60% FRL) — zoned schools average 80% FRL vs 60% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 65% at this address vs 36% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Newberry 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 154 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $173k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,526 (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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 7.2

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $6,106
• Equity at exit: $25,780

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $49,068
• Equity at exit: $14,949

Cash invested: $48,412 (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 29127

• Home prices YoY: -33.4%
• Active inventory: 154
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,992 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $537

Break-even live

Break-even rent $1,312

Max offer price $172,900

Occupancy floor 68%

Sensitivity live

Price	-10% $635	-5% $586	+0% $537	+5% $488	+10% $439
Rent	-10% $379	-5% $458	+0% $537	+5% $615	+10% $694
Rate	-1.0pp $624	-0.5pp $581	base $537	+0.5pp $492	+1.0pp $446

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $172,900 Active 84 DOM
2. 2026-06-18
   days on market $172,900 Active 81 DOM
3. 2026-06-17
   days on market $172,900 Active 80 DOM
4. 2026-06-16
   days on market $172,900 Active 79 DOM
5. 2026-06-15
   days on market $172,900 Active 78 DOM
6. 2026-06-14
   days on market $172,900 Active 76 DOM
7. 2026-06-13
   days on market $172,900 Active 75 DOM
8. 2026-06-09
   days on market $172,900 Active 72 DOM
9. 2026-06-08
   days on market $172,900 Active 71 DOM
10. 2026-06-07
    days on market $172,900 Active 70 DOM
11. 2026-06-05
    days on market $172,900 Active 67 DOM
12. 2026-06-03
    days on market $172,900 Active 66 DOM
13. 2026-06-03
    days on market $172,900 Active 65 DOM
14. 2026-06-01
    days on market $172,900 Active 64 DOM
15. 2026-05-31
    days on market $172,900 Active 63 DOM
16. 2026-05-11
    status Active
17. 2026-03-20
    status Pending
18. 2026-03-05
    price $172,900
19. 2026-02-23
    price $175,900
20. 2026-02-05
    listed $194,900 Active
21. 2025-12-02
    historical
22. 2025-09-15
    status Pending
23. 2025-09-10
    price $185,900
24. 2025-08-28
    price $199,900
25. 2025-08-11
    listed $229,900 Active
26. 2025-07-16
    soldstatus $67,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$292/yr (+$24/mo · 42.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $23,899
• − Mortgage interest: −$9,685
• − Property taxes: −$693
• − Insurance: −$864
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$5,030
• Taxable income: $3,802
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $5,529/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Prosperity

• Score: 71/100
• State rank: #48
• US rank: #6895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,215

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.95%
• Current HPI: 205.2888
• 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

+158.1% since first listed

11 events — show timeline

• 2026-05-11 Relisted — Consolidated MLS
• 2026-03-20 Pending — Consolidated MLS
• 2026-03-05 Price Changed $172,900 Consolidated MLS
• 2026-02-23 Price Changed $175,900 Consolidated MLS
• 2026-02-05 Listed $194,900 Consolidated MLS
• 2025-12-02 Delisted — Consolidated MLS
• 2025-09-15 Pending — Consolidated MLS
• 2025-09-10 Price Changed $185,900 Consolidated MLS
• 2025-08-28 Price Changed $199,900 Consolidated MLS
• 2025-08-11 Listed $229,900 Consolidated MLS
• 2025-07-16 Sold (Public Records) $67,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $693 · +12.2% YoY. Source: county tax records.