1516 Cannon Bridge Rd · Orangeburg, SC 29039

$44,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 143 Days on market

Built 1995 0.38 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single wide mobile home on private lot. Move in ready! Sold as is - seller makes no warranties and no repairs.

Key facts

• 0.38 acre lot
• Built 1995
• Listed 143 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Public utilities available
• Home design: Manufactured/mobile home (single wide); One story
• Construction: Metal roof
• Exterior features: Wooded lot

Interior

• Kitchen: Electric oven; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Blown ceiling insulation; Garden tub with shower; Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Edisto Primary (554 students, 100% FRL); Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 15 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 $3k of equity ($310 loan paydown + $3k appreciation (6.0% 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 (6.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (18%) 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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: 2.41% ✓
• Cap rate: 21.92%
• Cash-on-cash: 55.83%
• DSCR: 3.48
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $140,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Cannon Bridge Rd	0.32mi	3/2.0	1,140 (+7%)	5mo	$151,000	$132	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 5.00×
• Total profit: $50,309
• Equity at exit: $28,338

10-year hold

• IRR: 61.1%
• Equity multiple: 10.45×
• Total profit: $118,767
• Equity at exit: $51,486

Cash invested: $12,572 (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 29039

• Home prices YoY: 4.0%
• Active inventory: 15
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $585

Break-even live

Break-even rent $340

Max offer price $44,900

Occupancy floor 41%

Sensitivity live

Price	-10% $610	-5% $598	+0% $585	+5% $572	+10% $559
Rent	-10% $500	-5% $542	+0% $585	+5% $628	+10% $670
Rate	-1.0pp $607	-0.5pp $596	base $585	+0.5pp $573	+1.0pp $561

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   status $44,900 Pending 143 DOM
2. 2026-06-12
   days on market $44,900 Active 143 DOM
3. 2026-06-09
   days on market $44,900 Active 140 DOM
4. 2026-06-08
   days on market $44,900 Active 139 DOM
5. 2026-06-07
   days on market $44,900 Active 138 DOM
6. 2026-06-07
   days on market $44,900 Active 137 DOM
7. 2026-06-04
   days on market $44,900 Active 134 DOM
8. 2026-06-02
   days on market $44,900 Active 133 DOM
9. 2026-06-01
   days on market $44,900 Active 132 DOM
10. 2026-05-31
    days on market $44,900 Active 131 DOM
11. 2026-05-31
    days on market $44,900 Active 130 DOM
12. 2026-03-24
    price $44,900
13. 2026-01-20
    listed $54,900 Active
14. 2024-12-18
    historical
15. 2024-12-18
    historical
16. 2024-12-16
    listed $35,000

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $256 · $21/mo
• Expected delta: +$87/yr (+$7/mo · 51.8%)

ⓘ 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 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: $12,958
• − Mortgage interest: −$2,515
• − Property taxes: −$169
• − Insurance: −$224
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,306
• Taxable income: $6,670
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,417/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,135
• Population (ZIP): 3,008

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 1% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 6.04%
• Current HPI: 158.3882
• 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

+28.3% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $44,900 Charleston Trident MLS
• 2026-01-20 Listed $54,900 Charleston Trident MLS
• 2024-12-18 Listing Removed — Charleston Trident MLS
• 2024-12-18 Listing Removed — Charleston Trident MLS
• 2024-12-16 Listed $35,000 Charleston Trident MLS

Property tax history

+7.8%/yr

Latest (2024): $169 · +21.7% YoY. Source: county tax records.