1761 Branchdale Hwy · Vance, SC 29059

$169,900

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 18 Days on market

Built 1998 0.69 ac lot

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Why this score? — see what drove the D+ 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 +11.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Endless Potential - Fantastic opportunity for buyers looking to customize a home to their exact tastes. This expansive 4-bedroom, 2-bathroom manufactured home (built in 1998) Being sold AS-IS. Perfect for those with the skills to unlock its full value, the property features built-in handicap accessibility with an incredible amount of space. Property Highlights: Massive Living Areas: Three separate entertaining spaces including a large living room, a cozy den, and a bright sunroom & Dining Room perfect for entertaining. Oversized Kitchen area: Features ample storage and flows directly into the dining area plus a breakfast area and den area plus 4 Bedrooms : Generous closet space ensures excellent storage options for everyone. Some Walk In Closet also has a Dedicated Laundry Room: Separate utility space adds everyday layout practicality. Large Fenced Lot: The enclosed backyard is perfect for privacy, pets, and outdoor activities. Exterior Extras: Includes covered parking and a detached building for tools or hobbies. See the incredible layout and potential for yourself ! Short work or pleasure drive to Summerville and Charleston areas. Convenient to Lake Marion and the many golfing areas.

Key facts

• Massive living areas
• Enclosed backyard
• 0.69 acre lot

Tags

• MASSIVE LIVING AREAS
• OVERSIZED KITCHEN AREA
• DEDICATED LAUNDRY ROOM
• ENCLOSED BACKYARD

Property features AI

Exterior

• Parking: 2-car carport (2 parking spaces total)
• Utilities: Septic tank; Dominion Energy service
• Home design: Manufactured/mobile home (residential); One level; Ground-level entry
• Construction: Brick skirting; Asphalt roof
• Exterior features: Chain link fencing; Shed(s) and workshop; Half- to one-acre lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Central heating with electric forced air and heat pump options
• Interior features: Garden tub/shower; Kitchen island; Eat-in kitchen; Formal living room; Separate dining room; Multiple fireplaces (bath, bedroom, dining room, family room, kitchen, living room)
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-72 ($-866/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (17.9% below list).
• Recommended offer: $139k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#101 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: housing C-, amenities F, commute D-.
• Zoned schools: Holly Hill Elementary (math 30%, 326 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 92 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.8% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($167k) 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: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,495 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.90×
• Total profit: $42,972
• Equity at exit: $105,200

10-year hold

• IRR: 14.0%
• Equity multiple: 3.74×
• Total profit: $130,447
• Equity at exit: $189,405

Cash invested: $47,572 (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 29059

• Home prices YoY: 2.5%
• Active inventory: 92
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-72

Break-even live

Break-even rent $1,486

Max offer price $159,463

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $169,900 Active 18 DOM
2. 2026-06-18
   days on market $169,900 Active 17 DOM
3. 2026-06-17
   days on market $169,900 Active 16 DOM
4. 2026-06-16
   days on market $169,900 Active 15 DOM
5. 2026-06-15
   days on market $169,900 Active 14 DOM
6. 2026-06-14
   days on market $169,900 Active 12 DOM
7. 2026-06-12
   days on market $169,900 Active 11 DOM
8. 2026-06-09
   days on market $169,900 Active 8 DOM
9. 2026-06-08
   days on market $169,900 Active 7 DOM
10. 2026-06-07
    days on market $169,900 Active 6 DOM
11. 2026-06-07
    days on market $169,900 Active 5 DOM
12. 2026-06-04
    days on market $169,900 Active 2 DOM
13. 2026-06-02
    remarks 695-char remark
14. 2026-06-02
    listed $169,900 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,739
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,943
• Taxable loss: −$3,796
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $46/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)

No district data.

Livability — Vance

• Score: 67/100
• State rank: #101
• US rank: #10891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,234

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 39% Native American 2% Two or more races 1%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.85%
• Current HPI: 237.6204
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $169,900 Charleston Trident MLS
• 2026-05-31 Listed $169,900 SBOR

Property tax history

+4.7%/yr

Latest (2024): $338 · +13.0% YoY. Source: county tax records.