6095 SC Hwy 391 · Prosperity, SC 29127

$209,000

5 bd · 3.0 ba · 2,052 sqft · Manufactured public records · 59 Days on market

Built 2022 Good condition 1.10 ac lot ↓ 15% since listing

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Significant price improvement on this completely renovated, move-in ready home in Prosperity — now one of the best values in the area! Situated on over an acre, the property offers space and privacy while still being conveniently located. Inside, you’ll find brand new flooring, fresh interior paint, and a fully remodeled kitchen designed for everyday living and entertaining. With five bedrooms and three full baths, there’s plenty of room for guests, a home office, or multi-generational living. Step outside to a brand new back deck overlooking the expansive yard that is perfect for relaxing or hosting. Opportunities like this at this price point and condition are hard to co

Key facts

• Expansive lot
• Modern upgrades
• Brand new back deck

Tags

• FULLY REMODELED KITCHEN
• BRAND NEW BACK DECK
• EXPANSIVE LOT
• MODERN UPGRADES
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access; Property sits on approximately 1.1 acres

Interior

• Kitchen: Smooth surface range; Refrigerator
• Bedrooms: Master bedroom on the main level; All additional bedrooms on the main level
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included; Smooth surface range
• Laundry & utility: Washer/dryer located on the main level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#48 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mid-Carolina High (math 67% / reading 89%, grade A-, #27 of 196 statewide, top 13%, 723 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 78% at this address vs 36% district-wide (+42 pts) — the actual schools serving this property are materially stronger than the Newberry 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 152 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 7.2

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $6,950
• Equity at exit: $31,163

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $58,391
• Equity at exit: $18,071

Cash invested: $58,520 (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 29127

• Home prices YoY: -33.4%
• Active inventory: 152
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $642

Break-even live

Break-even rent $1,590

Max offer price $209,000

Occupancy floor 68%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $209,000 Pending 59 DOM
2. 2026-06-05
   days on market $209,000 Active 56 DOM
3. 2026-06-03
   days on market $209,000 Active 55 DOM
4. 2026-06-03
   days on market $209,000 Active 54 DOM
5. 2026-06-01
   pricedays on market $209,000 Active 53 DOM
6. 2026-05-31
   days on market $218,999 Active 52 DOM
7. 2026-05-06
   price $219,000
8. 2026-04-28
   price $238,999
9. 2026-04-27
   price $248,999
10. 2026-04-19
    price $249,000
11. 2026-04-15
    price $258,999
12. 2026-04-09
    listed $259,000 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: $880 · $73/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$311/yr (+$26/mo · 35.3%)

ⓘ 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 66% 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: $28,839
• − Mortgage interest: −$11,707
• − Property taxes: −$880
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$6,080
• Taxable income: $4,512
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $6,622/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This completely renovated, move-in ready home in Prosperity is in good condition with no visible repairs or maintenance needed. The home has a clean, well-maintained exterior and interior, and the kitchen and bathrooms have been recently renovated. The property is located on over an acre, offering space and privacy while still being conveniently located.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping the yard — Landscaping can improve the curb appeal and add value to the property, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping the yard — Landscaping can improve the curb appeal and add value to the property, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Prosperity

• Score: 71/100
• State rank: #48
• US rank: #6895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,215

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.95%
• Current HPI: 205.2888
• 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

-15.4% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $219,000 Consolidated MLS
• 2026-04-28 Price Changed $238,999 Consolidated MLS
• 2026-04-27 Price Changed $248,999 Consolidated MLS
• 2026-04-19 Price Changed $249,000 Consolidated MLS
• 2026-04-15 Price Changed $258,999 Consolidated MLS
• 2026-04-09 Listed $259,000 Consolidated MLS

Property tax history

-3.7%/yr

Latest (2025): $880 · -8.3% YoY. Source: county tax records.