128 Amadeus Dr

Cordova, SC 29039

$50,000B+

3 bd · 2.0 ba · 1,100 sqft · Built 1997 · Manufactured · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,070/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$83
• HOA: −$0
• Vac / Maint / Mgmt: −$225
• Net cashflow: $499/mo
• Annual: $5,993/yr
• Cap rate: 18.28%
• Cash-on-cash: 42.80%
• DSCR: 2.90
• 1% rule: 2.14%
• Cash to close: $14,000

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.
• 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).
• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (6.0% local appreciation)).
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.