1442 Poplar Hill Dr · Ridgeville, SC 29472

$205,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 68 Days on market

Built 2017 1.00 ac 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home on 1 acre. Three bedrooms two full baths.

Key facts

• 1 acre lot
• Built 2017
• Listed 68 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Manufactured / mobile home (single wide); One story; Fee simple ownership
• Construction: Asphalt roof; Vinyl skirting
• Exterior features: Shed(s); Level lot; Lot size between 0.5 and 1 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan(s) and walk-in closet(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fan(s); Eat-in kitchen; Family room
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $191k (6.9% below list).
• Recommended offer: $191k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.2% in Ridgeville — 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 59/100 on livability (#245 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cross Elementary (math 8% / reading 27%, grade F, #514 of 597 statewide, top 86%, 348 students, 100% FRL); Cross High (math 12% / reading 42%, grade F, #193 of 196 statewide, top 98%, 294 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-19 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 190 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 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 $6k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $205k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $190,845 (6.9% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 7% 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. 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: 0.93% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.0

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-20,159
• Equity at exit: $30,566

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-854
• Equity at exit: $17,725

Cash invested: $57,400 (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 29472

• Home prices YoY: -12.5%
• Active inventory: 190
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $206

Break-even live

Break-even rent $1,648

Max offer price $205,000

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $264	+0% $206	+5% $148	+10% $90
Rent	-10% $55	-5% $130	+0% $206	+5% $281	+10% $356
Rate	-1.0pp $309	-0.5pp $258	base $206	+0.5pp $153	+1.0pp $99

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $205,000 Active 68 DOM
2. 2026-06-17
   days on market $205,000 Active 67 DOM
3. 2026-06-16
   days on market $205,000 Active 66 DOM
4. 2026-06-15
   days on market $205,000 Active 65 DOM
5. 2026-06-13
   days on market $205,000 Active 63 DOM
6. 2026-06-13
   days on market $205,000 Active 62 DOM
7. 2026-06-10
   days on market $205,000 Active 60 DOM
8. 2026-06-09
   days on market $205,000 Active 59 DOM
9. 2026-06-08
   pricedays on market $205,000 Active 58 DOM
10. 2026-06-07
    days on market $215,000 Active 57 DOM
11. 2026-06-05
    days on market $215,000 Active 54 DOM
12. 2026-06-03
    days on market $215,000 Active 53 DOM
13. 2026-06-03
    days on market $215,000 Active 52 DOM
14. 2026-06-01
    days on market $215,000 Active 51 DOM
15. 2026-05-31
    days on market $215,000 Active 50 DOM
16. 2026-05-04
    price $215,000
17. 2026-04-30
    price $229,999
18. 2026-04-29
    price $230,000
19. 2026-04-27
    price $245,000
20. 2026-04-11
    listed $250,000 Active
21. 2019-01-18
    soldstatus $95,500
22. 2019-01-08
    soldstatus $80,000 Closed 56-char remark

    Show marketing remark (191 chars)

    Beautiful well kept three bedroom two full bath home, situated on 1 acre of cleared land. Minutes from Volvo, has been de-titled and retro fit has been completed. Schedule your showing today.

23. 2019-01-08
    soldstatus $95,500 Closed 191-char remark

    Show marketing remark (191 chars)

    Beautiful well kept three bedroom two full bath home, situated on 1 acre of cleared land. Minutes from Volvo, has been de-titled and retro fit has been completed. Schedule your showing today.

24. 2019-01-07
    listed $80,000 Active 56-char remark

    Show marketing remark (56 chars)

    Beautiful home on 1 acre. Three bedrooms two full baths.

25. 2018-12-05
    historical Active Contingent 191-char remark

    Show marketing remark (191 chars)

    Beautiful well kept three bedroom two full bath home, situated on 1 acre of cleared land. Minutes from Volvo, has been de-titled and retro fit has been completed. Schedule your showing today.

26. 2018-11-29
    listed $89,900 Active 191-char remark

    Show marketing remark (191 chars)

    Beautiful well kept three bedroom two full bath home, situated on 1 acre of cleared land. Minutes from Volvo, has been de-titled and retro fit has been completed. Schedule your showing today.

27. 2018-08-16
    soldstatus $80,000

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,698 · $142/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 7/10 Severe
• 🌡 Heat 8/10 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: $22,901
• − Mortgage interest: −$11,483
• − Property taxes: −$1,698
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$5,964
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $2,692/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Ridgeville

• Score: 59/100
• State rank: #245
• US rank: #20104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,531

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Russian 2% Estonian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.36%
• Current HPI: 282.1478
• 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

+168.8% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $215,000 Charleston Trident MLS
• 2026-04-30 Price Changed $229,999 Charleston Trident MLS
• 2026-04-29 Price Changed $230,000 Charleston Trident MLS
• 2026-04-27 Price Changed $245,000 Charleston Trident MLS
• 2026-04-11 Listed $250,000 Charleston Trident MLS
• 2019-01-18 Sold (Public Records) $95,500 Public Records
• 2019-01-08 Sold (MLS) $95,500 Charleston Trident MLS
• 2019-01-08 Sold (MLS) $80,000 Charleston Trident MLS
• 2019-01-07 Listed $80,000 Charleston Trident MLS
• 2018-12-05 Contingent — Charleston Trident MLS
• 2018-11-29 Listed $89,900 Charleston Trident MLS
• 2018-08-16 Sold (Public Records) $80,000 Public Records

Property tax history

+23.0%/yr

Latest (2025): $1,698 · +2.1% YoY. Source: county tax records.