38 Short Eason Rd · Ruby, SC 29741

$55,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 8 Days on market

Built 1992 0.34 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold AS IS.

Key facts

• 0.34 acre lot
• Built 1992
• Listed 8 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: County water; County sewer
• Home design: Manufactured doublewide single-family residence; One-level home; Crawl space / pillar-post-pier foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Gravel road access; Publicly maintained road; Land included with the sale (0.34 acres)

Interior

• Kitchen: Includes dishwasher, electric oven, exhaust hood, refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open room count of 1; Dishwasher, Electric oven, Exhaust hood, Refrigerator
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 61/100 on livability (#211 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D+, crime D-.
• Chesterfield 01 (rural): math 25% / reading 36% proficiency, ranked #55 of 80 in SC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Chesterfield County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 2.22% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.44%
• DSCR: 3.02
• GRM: 3.8

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: 50.7%
• Equity multiple: 3.84×
• Total profit: $43,785
• Equity at exit: $24,730

10-year hold

• IRR: 50.4%
• Equity multiple: 7.74×
• Total profit: $103,852
• Equity at exit: $38,112

Cash invested: $15,400 (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 29741

• Active inventory: 6
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $583

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   listed $55,000 Active
2. 2021-01-29
   soldstatus 11-char remark

   Show marketing remark (11 chars)

   Sold AS IS.

3. 2020-11-12
   listed $34,900 11-char remark

   Show marketing remark (11 chars)

   Sold AS IS.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,631
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,600
• Taxable income: $6,510
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,435/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: Chesterfield 01
• NCES district ID: 4501560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $33,946
• Composite: 25.04/100
• National rank: #7547
• State rank: #55 of 80 in SC

Livability — Ruby

• Score: 61/100
• State rank: #211
• US rank: #17748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,473

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 44,632 people
• By 2030: 43,331 · -2.9%
• By 2040: 40,218 · -9.9%
• By 2050: 36,847 · -17.4%
• By 2075: 29,636 · -33.6%
• By 2100: 23,536 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 23% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chesterfield

• 2024 margin: Strong R (+28.1) · D 35.5% · R 63.5% · Other 1.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -3.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+20.5 2016: R+14.3 2012: R+3.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+57.6% since first listed

3 events — show timeline

• 2026-05-20 Listed $55,000 CANOPYMLS as Distributed by MLS Grid
• 2021-01-29 Sold (MLS) — RAGPD
• 2020-11-12 Listed $34,900 RAGPD

Property tax history

+4.4%/yr

Latest (2019): $108 · +1.2% YoY. Source: county tax records.