200 Sings Ln · Holly Hill, SC 29059

$110,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 35 Days on market

Built 1989 1.40 ac lot ↓ 4% 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 +19.7/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy peaceful country living on 1.4 acres with this inviting 3-bedroom, 2-bath home. Inside, you'll find a bright and functional layout with comfortable living spaces and plenty of natural light throughout. Outside, the property truly stands out with two storage sheds offering extra space for tools, hobbies, or equipment, along with an above-ground pool that's perfect for relaxing during warm South Carolina summers. The large yard and quiet setting provide plenty of room to unwind, entertain, or simply enjoy the outdoors. This property offers the perfect mix of privacy, comfort, and everyday convenience.

Key facts

• Above ground pool
• Large yard
• Quiet setting

Tags

• TWO STORAGE SHEDS
• ABOVE GROUND POOL
• LARGE YARD
• QUIET SETTING

Property features AI

Finance

• Other: Located on a 1–2 acre lot; Residential property

Exterior

• Utilities: Septic tank
• Home design: Manufactured/mobile home (single wide); One story
• Construction: Metal roof; Aluminum skirting
• Exterior features: Wire fencing; Shed on the property; No other detached structures

Interior

• Bedrooms: 3 bedrooms, primary bedroom on the lower level
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Window unit(s); Electric heating; Wall furnace
• Interior features: Living/dining combo

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.0% in Holly Hill — 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 57/100 on livability (#282 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Zoned schools: Holly Hill Elementary (math 30%, 326 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 92 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.8% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.27×
• Total profit: $39,015
• Equity at exit: $68,111

10-year hold

• IRR: 18.7%
• Equity multiple: 4.53×
• Total profit: $108,627
• Equity at exit: $122,628

Cash invested: $30,800 (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 29059

• Home prices YoY: 2.5%
• Active inventory: 92
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $129

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 35 DOM
2. 2026-06-18
   days on market $110,000 Active 34 DOM
3. 2026-06-17
   days on market $110,000 Active 33 DOM
4. 2026-06-16
   days on market $110,000 Active 32 DOM
5. 2026-06-15
   days on market $110,000 Active 31 DOM
6. 2026-06-14
   days on market $110,000 Active 29 DOM
7. 2026-06-12
   days on market $110,000 Active 28 DOM
8. 2026-06-09
   days on market $110,000 Active 25 DOM
9. 2026-06-08
   days on market $110,000 Active 24 DOM
10. 2026-06-07
    days on market $110,000 Active 23 DOM
11. 2026-06-07
    days on market $110,000 Active 22 DOM
12. 2026-06-04
    days on market $110,000 Active 19 DOM
13. 2026-06-02
    days on market $110,000 Active 18 DOM
14. 2026-06-01
    days on market $110,000 Active 17 DOM
15. 2026-05-31
    days on market $110,000 Active 16 DOM
16. 2026-05-31
    days on market $110,000 Active 15 DOM
17. 2026-05-15
    listed $120,000 Active
18. 2026-01-12
    historical
19. 2025-11-21
    price $99,000
20. 2025-11-18
    listed $125,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,507
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,200
• Taxable loss: −$216
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,600/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)

No district data.

Livability — Holly Hill

• Score: 57/100
• State rank: #282
• US rank: #22105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,234
• Population (ZIP): 5,234

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 39% Native American 2% Two or more races 1%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.85%
• Current HPI: 237.6204
• 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

-4.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $120,000 Charleston Trident MLS
• 2026-01-12 Listing Removed — Charleston Trident MLS
• 2025-11-21 Price Changed $99,000 Charleston Trident MLS
• 2025-11-18 Listed $125,000 Charleston Trident MLS

Property tax history

+0.5%/yr

Latest (2024): $107 · -7.9% YoY. Source: county tax records.