128 Amadeus Dr · Cordova, SC 29039

$50,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 17 Days on market

Built 1997 Fair condition 0.52 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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

INVESTMENT OPPORTUNITY, Tenants in place, AS IS WHERE IS. Current rent $600/month.

Key facts

• 0.52 acre lot
• Built 1997
• Listed 16 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured / Mobile Home; Residential property
• Construction: Aluminum skirting
• Exterior features: Lot between 0.5 and 1 acre

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: No other structures on the property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#230 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• 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 ($346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 2.14% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.80%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 52.3%
• Equity multiple: 4.31×
• Total profit: $46,376
• Equity at exit: $31,556

10-year hold

• IRR: 49.2%
• Equity multiple: 8.96×
• Total profit: $111,507
• Equity at exit: $57,334

Cash invested: $14,000 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $499

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $50,000 Active 17 DOM
2. 2026-06-18
   days on market $50,000 Active 16 DOM
3. 2026-06-17
   days on market $50,000 Active 15 DOM
4. 2026-06-16
   days on market $50,000 Active 14 DOM
5. 2026-06-15
   days on market $50,000 Active 13 DOM
6. 2026-06-14
   days on market $50,000 Active 11 DOM
7. 2026-06-12
   days on market $50,000 Active 10 DOM
8. 2026-06-09
   days on market $50,000 Active 7 DOM
9. 2026-06-08
   days on market $50,000 Active 6 DOM
10. 2026-06-07
    days on market $50,000 Active 5 DOM
11. 2026-06-07
    days on market $50,000 Active 4 DOM
12. 2026-06-03
    remarks 82-char remark
13. 2026-06-03
    listed $50,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $12,834
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$1,455
• Taxable income: $5,526
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,667/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

The home is in fair condition with significant repairs and maintenance needed, including roof repair, exterior work, and landscaping. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image shows visible damage and missing shingles.
• Major exterior — The satellite image shows a mobile home with visible wear and tear, and the listing photo shows a lack of landscaping and fencing.
• Major landscaping — The satellite image shows a lack of landscaping and fencing, and the listing photo shows a lack of landscaping and fencing.
• Major fencing — The satellite image shows a lack of landscaping and fencing, and the listing photo shows a lack of landscaping and fencing.

Value-add opportunities

• Both landscaping and fencing — Landscaping and fencing can improve the curb appeal and increase both resale and rental value.
• Both paint — Painting the exterior can improve the home's appearance and increase both resale and rental value.
• Both roof repair — Repairing the roof can improve the home's structural integrity and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible damage and missing shingles.	Major	$15,000–50,000
exterior · The satellite image shows a mobile home with visible wear and tear, and the listing photo shows a lack of landscaping and fencing.	Major	$15,000–50,000
landscaping · The satellite image shows a lack of landscaping and fencing, and the listing photo shows a lack of landscaping and fencing.	Major	$15,000–50,000
fencing · The satellite image shows a lack of landscaping and fencing, and the listing photo shows a lack of landscaping and fencing.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and fencing — Landscaping and fencing can improve the curb appeal and increase both resale and rental value. ↑
• Both paint — Painting the exterior can improve the home's appearance and increase both resale and rental value. ↑
• Both roof repair — Repairing the roof can improve the home's structural integrity and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Cordova

• Score: 60/100
• State rank: #230
• US rank: #19531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

1 event — show timeline

• 2026-05-03 Listed $50,000 Charleston Trident MLS