26 Washington St · Hemingway, SC 29554

$44,900

3 bd · 2.0 ba · 800 sqft · Manufactured · 89 Days on market

Built 1996 6,534 sqft lot ↓ 10% since listing

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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
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This is single wide on a small lot located close to downtown Hemingway. Great opportunity for someone wanting to be close to everything Hemingway has to offer

Key facts

• 6,534 sq ft lot
• 4 parking spots
• Built 1996

Property features AI

Finance

• Other: Property listed for sale
• HOA & community: Monthly association fee; Long-term rentals allowed

Exterior

• Parking: Driveway; Space for 4 vehicles
• Utilities: Cable available; Electricity available; Phone available; Sewer available; Public water available
• Home design: Single-wide mobile home; Resale property; Rectangular lot
• Exterior features: Exterior storage

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: At least one bedroom on the main/first level
• Bathrooms: 2 full bathrooms
• Interior features: Main level primary suite; Split bedroom layout; Bedroom on the main level; Vaulted ceilings in living room; Kitchen and dining area combined
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#260 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($310 loan paydown + $3k appreciation (7.8% local appreciation)).
• Williamsburg County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 2.15% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.25%
• DSCR: 3.10
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 4.92×
• Total profit: $49,297
• Equity at exit: $33,350

10-year hold

• IRR: 53.8%
• Equity multiple: 10.51×
• Total profit: $119,566
• Equity at exit: $65,487

Cash invested: $12,572 (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 29554

• Home prices YoY: 4.9%
• Active inventory: 40
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $495

Break-even live

Break-even rent $338

Max offer price $44,900

Occupancy floor 44%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-01
   price $44,900
2. 2026-02-26
   listed $49,900 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: $151 · $13/mo
• Projected year-2 tax: $256 · $21/mo
• Expected delta: +$105/yr (+$9/mo · 69.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,571
• − Mortgage interest: −$2,515
• − Property taxes: −$151
• − Insurance: −$224
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,306
• Taxable income: $5,523
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,615/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Hemingway

• Score: 58/100
• State rank: #260
• US rank: #20733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,001

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 45% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Polish 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 167.07
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $44,900 CCAR
• 2026-02-26 Listed $49,900 CCAR

Property tax history

-6.6%/yr

Latest (2025): $151 · +20.6% YoY. Source: county tax records.