201 Craft St · Calhoun Falls, SC 29628

$93,000

2 bd · 1.0 ba · 811 sqft · Manufactured · 54 Days on market

Built 1970 0.25 ac lot ↓ 15% since listing

---

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 +20.1/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the charm of small-town living in this fully remodeled mobile home, offering an ideal blend of comfort and convenience. This delightful residence provides an exceptional opportunity for a starter home, a savvy investment property, or an affordable lakeside retreat. The home features two inviting bedrooms and one bathroom, meticulously updated to provide a fresh and modern living experience. Enjoy the peace of mind that comes with updated electrical wiring and all-new plumbing and fixtures. Two brand-new decks extend the living space outdoors, perfect for relaxing and enjoying the serene surroundings. The kitchen is well-appointed with a dishwasher, electric range/oven, and refriger

Key facts

• All new plumbing
• Two brand new decks
• 0.25 acre lot

Tags

• FULLY REMODELED MOBILE HOME
• UPDATED ELECTRICAL WIRING
• ALL NEW PLUMBING
• TWO BRAND NEW DECKS
• AMPLE SPACE FOR BOAT STORAGE
• ADDITIONAL STORAGE BUILDING

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Utilities: Public sewer
• Home design: Single-story home; Single wide mobile home
• Construction: Cement siding; Over 50 years old
• Exterior features: City lot; Not in a subdivision; Horses allowed

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (8.4% below list).
• Recommended offer: $85k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#174 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John C. Calhoun Elementary (math 37% / reading 32%, grade F, #344 of 597 statewide, top 60%, 149 students, 100% FRL); Wright Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 346 students, 100% FRL); Abbeville High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 473 students, 74% FRL) — zoned schools average 91% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($643 loan paydown + $9k appreciation (9.5% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,234 (8.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $23,519
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Kershaw St	0.10mi	2/1.0	700 (-14%)	19mo	$20,000	$29	57

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

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.11×
• Total profit: $54,897
• Equity at exit: $80,480

10-year hold

• IRR: 23.9%
• Equity multiple: 6.95×
• Total profit: $155,025
• Equity at exit: $170,161

Cash invested: $26,040 (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 29628

• Home prices YoY: 4.5%
• Active inventory: 25
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $116

Break-even live

Break-even rent $705

Max offer price $93,000

Occupancy floor 81%

Sensitivity live

Price	-10% $169	-5% $142	+0% $116	+5% $90	+10% $63
Rent	-10% $49	-5% $82	+0% $116	+5% $150	+10% $183
Rate	-1.0pp $163	-0.5pp $140	base $116	+0.5pp $92	+1.0pp $67

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $93,000 Active 54 DOM
2. 2026-06-18
   days on market $93,000 Active 51 DOM
3. 2026-06-17
   days on market $93,000 Active 50 DOM
4. 2026-06-16
   days on market $93,000 Active 49 DOM
5. 2026-06-15
   days on market $93,000 Active 48 DOM
6. 2026-06-13
   days on market $93,000 Active 46 DOM
7. 2026-06-10
   days on market $93,000 Active 43 DOM
8. 2026-06-09
   days on market $93,000 Active 42 DOM
9. 2026-06-08
   days on market $93,000 Active 41 DOM
10. 2026-06-07
    days on market $93,000 Active 40 DOM
11. 2026-06-03
    days on market $93,000 Active 36 DOM
12. 2026-06-03
    days on market $93,000 Active 35 DOM
13. 2026-06-01
    days on market $93,000 Active 34 DOM
14. 2026-05-31
    days on market $93,000 Active 33 DOM
15. 2026-04-28
    listed $93,000 Active
16. 2025-09-30
    historical
17. 2025-06-06
    listed $110,000 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: $370 · $31/mo
• Projected year-2 tax: $530 · $44/mo
• Expected delta: +$160/yr (+$13/mo · 43.1%)

ⓘ 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 · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,228
• − Mortgage interest: −$5,209
• − Property taxes: −$370
• − Insurance: −$465
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,705
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,430/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Calhoun Falls

• Score: 63/100
• State rank: #174
• US rank: #15527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun Falls, SC
• Population (ZIP): 2,405

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 43% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.51%
• Current HPI: 218.3679
• 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

-15.5% since first listed

3 events — show timeline

• 2026-04-28 Listed $93,000 WUMLS
• 2025-09-30 Listing Removed — WUMLS
• 2025-06-06 Listed $110,000 WUMLS

Property tax history

+12.3%/yr

Latest (2025): $370 · +1.1% YoY. Source: county tax records.