303 Trail Ct · Williamston, SC 29697

$120,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 138 Days on market

Built 1988 0.58 ac lot Est $110k · 9% over

---

Why this score? — see what drove the C- 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

Key facts

• Spacious yard
• Brand new appliances
• 0.58 acre lot

Tags

• BRAND NEW LVP FLOORING
• BRAND NEW KITCHEN CABINETS
• BRAND NEW APPLIANCES
• REINFORCED UNDERPINNING
• SPACIOUS YARD
• AMPLE ROOM FOR ENTERTAINING

Property features AI

Finance

• HOA & community: No HOA fees; property subject to restrictive covenants

Exterior

• Parking: Driveway parking (unpaved, easement)
• Utilities: Public water; Septic sewer; Electric power; No garbage pickup
• Home design: Single-story residential home; Built around 1988; Foundation listed as other/see remarks
• Construction: Metal roof; Aluminum siding; Built circa 1988
• Exterior features: Metal roof; Aluminum siding; Cul-de-sac lot; level terrain; Approximately 1/2 acre lot

Interior

• Kitchen: Kitchen approximately 12 x 13; Refrigerator; Stand-alone electric range
• Bedrooms: Primary bedroom on main level with multiple closets; Two bedrooms on the main level (Primary ~11 x 14, Second ~10 x 13)
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating with heat pump; Central forced cooling with heat pump; Electric water heater
• Interior features: Countertops (other material); No fireplaces
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.7% in Williamston — 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 72/100 on livability (#43 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities D, crime F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cedar Grove Elementary (math 54% / reading 52%, grade C, #138 of 597 statewide, top 24%, 602 students, 74% FRL) — zoned schools average 74% FRL vs 35% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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.
• Current owner paid $40k; list at $120k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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. 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: 1.00% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $109,956
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Trail Ct	0.00mi	2/2.0	927 (+0%)	0mo	$110,000	$119	99

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,597
• Equity at exit: $17,892

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $14,974
• Equity at exit: $10,375

Cash invested: $33,600 (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 29697

• Home prices YoY: -18.7%
• Active inventory: 110
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $234

Break-even live

Break-even rent $907

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-06
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

2. 2026-05-06
   status Pending

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

3. 2026-04-20
   status Active

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

4. 2026-04-20
   status Active 455-char remark

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

5. 2026-04-15
   status Pending

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

6. 2026-04-15
   historical Active Under Contract 455-char remark

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

7. 2026-04-02
   status Active 455-char remark

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

8. 2026-04-02
   status Active

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

9. 2026-03-28
   status Pending

   Show marketing remark (455 chars)

   Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

10. 2026-03-28
    historical Active Under Contract 455-char remark

    Show marketing remark (455 chars)

    Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

11. 2025-12-09
    listed $120,000 Active 455-char remark

    Show marketing remark (455 chars)

    Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

12. 2025-12-09
    listed $120,000 Active

    Show marketing remark (455 chars)

    Back on the market at no fault of the seller. This freshly updated home at 303 Trail Court, Williamston, SC, boasts two bedrooms and two full bathrooms, all featuring brand new LVP flooring. The kitchen cabinets and appliances are also brand new. Additionally, the underpinning has been reinforced with new metal around the entire bottom of the home. The spacious yard, spanning over half an acre, offers ample room for entertaining or accommodating pets.

13. 2025-02-12
    soldstatus $39,900 Closed 381-char remark

    Show marketing remark (381 chars)

    Investor special. Two bedroom, two bathroom single wide mobile home that needs repairs. This property was inherited, seller has never lived in home. Sold AS IS, clear title. Seller is not sure if the HVAC is operational nor does she have any information on the septic. District 1 schools. Please use caution on deck to front door. Located off of Highway 29 North and close to I-85.

14. 2025-01-29
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Investor special. Two bedroom, two bathroom single wide mobile home that needs repairs. This property was inherited, seller has never lived in home. Sold AS IS, clear title. Seller is not sure if the HVAC is operational nor does she have any information on the septic. District 1 schools. Please use caution on deck to front door. Located off of Highway 29 North and close to I-85.

15. 2025-01-28
    listed $39,900 Active 381-char remark

    Show marketing remark (381 chars)

    Investor special. Two bedroom, two bathroom single wide mobile home that needs repairs. This property was inherited, seller has never lived in home. Sold AS IS, clear title. Seller is not sure if the HVAC is operational nor does she have any information on the septic. District 1 schools. Please use caution on deck to front door. Located off of Highway 29 North and close to I-85.

16. 2002-12-03
    soldstatus $22,205

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$237/yr (+$20/mo · 52.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,438
• − Mortgage interest: −$6,722
• − Property taxes: −$447
• − Insurance: −$600
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,491
• Taxable income: $868
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,599/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: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

Livability — Williamston

• Score: 72/100
• State rank: #43
• US rank: #6133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,426

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.07%
• Current HPI: 260.8468
• 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

+440.4% since first listed

16 events — show timeline

• 2026-05-06 Pending — WUMLS
• 2026-05-06 Pending — Greater Greenville MLS
• 2026-04-20 Relisted — Greater Greenville MLS
• 2026-04-20 Relisted — WUMLS
• 2026-04-15 Pending — Greater Greenville MLS
• 2026-04-15 Contingent — WUMLS
• 2026-04-02 Relisted — WUMLS
• 2026-04-02 Relisted — Greater Greenville MLS
• 2026-03-28 Pending — Greater Greenville MLS
• 2026-03-28 Contingent — WUMLS
• 2025-12-09 Listed $120,000 Greater Greenville MLS
• 2025-12-09 Listed $120,000 WUMLS
• 2025-02-12 Sold (MLS) $39,900 WUMLS
• 2025-01-29 Pending — WUMLS
• 2025-01-28 Listed $39,900 WUMLS
• 2002-12-03 Sold (Public Records) $22,205 Public Records

Property tax history

+4.1%/yr

Latest (2025): $447 · +19.8% YoY. Source: county tax records.