1985 Great Falls Hwy · Chester, SC 29014

$59,950

3 bd · 2.0 ba · 1,080 sqft · Other public records · 31 Days on market

Built 1985 1.68 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 +6.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to country living in Blackstock! Situated on a spacious lot with mature trees and open green space, this 3-bedroom, 2-bath manufactured home offers peaceful rural surroundings with plenty of room to enjoy the outdoors. The property features a large fenced area, expansive front yard, and a quiet setting with convenient access to Great Falls and surrounding areas. Inside, you'll find a functional layout with natural light throughout and comfortable living spaces ready for your personal touch. Whether you're looking for an investment opportunity, starter home, or a place to enjoy country living, this property offers endless potential. No HOA and plenty of space for outdoor activities,

Key facts

• Open green space
• Natural light
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE TREES
• OPEN GREEN SPACE
• LARGE FENCED AREA
• EXPANSIVE FRONT YARD
• NATURAL LIGHT

Property features AI

Exterior

• Utilities: Septic tank sewer service
• Home design: Manufactured / Mobile Home (single wide); Residential property
• Exterior features: In-ground pool; No other structures reported; Subdivision: None

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 total bathrooms
• Interior features: Total of 2 bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 2.7% in Chester — 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 52/100 on livability (#344 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Chester 01 (rural): math 23% / reading 34% proficiency, ranked #59 of 80 in SC (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.2% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,151 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.69% ✓
• Cap rate: 24.46%
• Cash-on-cash: 64.88%
• DSCR: 3.89
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.8%
• Equity multiple: 4.91×
• Total profit: $65,563
• Equity at exit: $27,532

10-year hold

• IRR: 69.2%
• Equity multiple: 10.04×
• Total profit: $151,723
• Equity at exit: $42,883

Cash invested: $16,786 (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 29014

• Home prices YoY: 0.9%
• Active inventory: 17
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $908

Break-even live

Break-even rent $464

Max offer price $59,950

Occupancy floor 39%

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: $14,988
• Closing costs: $1,798
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $59,950 Active 31 DOM
2. 2026-06-17
   days on market $59,950 Active 30 DOM
3. 2026-06-16
   days on market $59,950 Active 29 DOM
4. 2026-06-15
   days on market $59,950 Active 28 DOM
5. 2026-06-13
   days on market $59,950 Active 26 DOM
6. 2026-06-09
   days on market $59,950 Active 22 DOM
7. 2026-06-08
   days on market $59,950 Active 21 DOM
8. 2026-06-07
   days on market $59,950 Active 20 DOM
9. 2026-06-04
   days on market $59,950 Active 17 DOM
10. 2026-06-03
    days on market $59,950 Active 16 DOM
11. 2026-06-02
    days on market $59,950 Active 15 DOM
12. 2026-06-01
    days on market $59,950 Active 14 DOM
13. 2026-05-31
    days on market $59,950 Active 13 DOM
14. 2026-05-18
    listed $59,950 Active

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $342 · $28/mo
• Expected delta: +$15/yr (+$1/mo · 4.7%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,354
• − Mortgage interest: −$3,358
• − Property taxes: −$326
• − Insurance: −$300
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$1,744
• Taxable income: $10,529
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $8,364/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: Chester 01
• NCES district ID: 4501530
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $34,041
• Composite: 23.39/100
• National rank: #7902
• State rank: #59 of 80 in SC

Livability — Chester

• Score: 52/100
• State rank: #344
• US rank: #24754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,229

Population outlook (Chester County) Hauer SSP2

• Today (2025): 30,121 people
• By 2030: 28,700 · -4.7%
• By 2040: 25,784 · -14.4%
• By 2050: 23,001 · -23.6%
• By 2075: 17,770 · -41.0%
• By 2100: 13,584 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 18% Two or more races 2%
• Common ancestry: Serbian 12%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Chester

• 2024 margin: R (+17.2) · D 40.8% · R 58.0% · Other 1.1%
• 2008→2024 swing: -25.5pp toward R · 2008: 8.3pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+10.9 2016: R+4.8 2012: D+10.5 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 358.1915
• 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

• 2026-05-18 Listed $59,950 Charleston Trident MLS

Property tax history

+3.3%/yr

Latest (2025): $326 · -4.6% YoY. Source: county tax records.