530 Wilkins Ford Rd · Fingerville, SC 29349

$124,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 18 Days on market

Manufactured home Built 1997 0.50 ac lot Est $220k · 43% under

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Livability +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to transform this property into a beautiful home! Situated on approximately 0.50 acres, this property offers a peaceful setting with plenty of potential. The lot also includes a detached metal storage shed for additional storage or workspace. Conveniently located with easy access to major roads and nearby amenities while still offering a private, country setting atmosphere. Perfect opportunity for investors, renovators, or buyers looking to create their own vision.

Key facts

• 0.5 acre lot
• Built 1997
• Listed 18 days

Tags

• DETACHED METAL STORAGE SHED
• APPROXIMATELY 0.50 ACRES
• PRIVATE COUNTRY SETTING
• EASY ACCESS TO MAJOR ROADS

Property features AI

Exterior

• Parking: Driveway
• Home design: Residential mobile home; One-story
• Construction: Vinyl siding
• Exterior features: Deck; Porch; Outbuilding; Level and wooded lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.4% in Fingerville — 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 32/100 on livability (#396 in SC) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Spartanburg 02 (suburban): math 49% / reading 56% proficiency, ranked #6 of 80 in SC (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cooley Springs-Fingerville Elementary (math 67% / reading 67%, grade B+, #45 of 597 statewide, top 8%, 391 students, 77% FRL); Rainbow Lake Middle (math 37% / reading 46%, grade F, #68 of 229 statewide, top 31%, 1,009 students, 69% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 68% FRL vs 44% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 701 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago 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.

Risks & watch-outs

• Climate carrying-cost: 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 $122,632 (1.5% below list)

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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $219,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Wilkins Ford Rd	0.14mi	4/2.0 (+1)	1,680 (+7%)	8mo	$235,000	$140	69

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,551
• Equity at exit: $18,563

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $3,158
• Equity at exit: $10,764

Cash invested: $34,860 (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 29349

• Home prices YoY: -31.8%
• Rents YoY: 1.8%
• Active inventory: 701
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $208

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 80%

Sensitivity live

Price	-10% $294	-5% $251	+0% $208	+5% $165	+10% $122
Rent	-10% $101	-5% $154	+0% $208	+5% $261	+10% $315
Rate	-1.0pp $270	-0.5pp $239	base $208	+0.5pp $175	+1.0pp $143

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Burnt Chimney Rd Campobello, SC	3.0	2.0	1854	$1,649	$0.89	21d	1	1.39mi

Listing history 13 events

1. 2026-06-21
   days on market $124,500 Active 18 DOM
2. 2026-06-18
   days on market $124,500 Active 15 DOM
3. 2026-06-17
   days on market $124,500 Active 14 DOM
4. 2026-06-16
   days on market $124,500 Active 13 DOM
5. 2026-06-15
   days on market $124,500 Active 12 DOM
6. 2026-06-14
   days on market $124,500 Active 10 DOM
7. 2026-06-13
   days on market $124,500 Active 9 DOM
8. 2026-06-10
   days on market $124,500 Active 7 DOM
9. 2026-06-09
   days on market $124,500 Active 6 DOM
10. 2026-06-08
    days on market $124,500 Active 5 DOM
11. 2026-06-07
    days on market $124,500 Active 4 DOM
12. 2026-06-05
    remarks 487-char remark
13. 2026-06-05
    listed $124,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,224
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,622
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,362/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: Spartanburg 02
• NCES district ID: 4503510
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $49,591
• Composite: 44.79/100
• National rank: #2742
• State rank: #6 of 80 in SC

Livability — Fingerville

• Score: 32/100
• State rank: #396
• US rank: #27829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 66
• Metro: Spartanburg, SC
• Population (ZIP): 39,083
• Household income: $76,168
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 271.0

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Subsaharan African 6% Serbian 3% Scotch-Irish 3%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.67%
• Current HPI: 244.0359
• Rent YoY: ▲ 1.79%
• Metro: Spartanburg, 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

+246.8% since first listed

6 events — show timeline

• 2026-06-03 Listed $124,500 SPMLS
• 2026-03-23 Sold (Public Records) $175,000 Public Records
• 2004-06-22 Sold (Public Records) $64,000 Public Records
• 2004-06-21 Sold (MLS) $64,000 SPMLS
• 2003-07-07 Listed $67,000 SPMLS
• 1993-04-01 Sold (Public Records) $35,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $227 · +8.3% YoY. Source: county tax records.