916 Windsor Rd · Windsor, SC 29856

$69,000

1 bd · None ba · 960 sqft · Manufactured public records · 84 Days on market

Built 1983 2.00 ac lot ↓ 5% 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This lovely, natural property is tucked away at the end of a long, private drive, offering a peaceful retreat surrounded by nature. (Make Sure to go all the way to back of this property) Spring is currently putting on a show with budding trees and a canopy of beautiful wisteria. For nature lovers, the frequent presence of deer provides a serene, woodland backdrop to your morning coffee. Improvements & Features include the acreage being equipped with functional footprints ready for your vision: Barn/Equipment Building: A 576-sqft structure (built in 1983) offers a solid starting point for a workshop, tack room, or storage, though it is in need of some sweat equity. A whimsical, one-o

Key facts

• 2 acre lot
• Built 1983
• Listed 84 days

Property features AI

Exterior

• Parking: No parking
• Utilities: Private well water; Septic tank
• Home design: One-level manufactured home on land; Residential property
• Construction: Construction details: see remarks; Foundation details: see remarks; Roof: see remarks; Located on 2 acres; Wooded lot; Road surface: dirt
• Exterior features: No exterior features listed; Patio/porch: none

Interior

• Kitchen: No appliances listed
• Flooring: Flooring: see remarks
• Heating & cooling: Has heating; Heating details: see remarks
• Interior features: Interior features: see remarks; Total rooms: 2

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#333 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• In year one you build about $439 of equity ($477 loan paydown + $-38 appreciation (-0.1% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($65k) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 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?
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: 2.00% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.09%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.91×
• Total profit: $36,875
• Equity at exit: $19,844

10-year hold

• IRR: 42.1%
• Equity multiple: 5.73×
• Total profit: $91,331
• Equity at exit: $23,700

Cash invested: $19,320 (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 29856

• Home prices YoY: -0.1%
• Active inventory: 25
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $613

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 51%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 84 DOM
2. 2026-06-17
   days on market $69,000 Active 83 DOM
3. 2026-06-16
   days on market $69,000 Active 82 DOM
4. 2026-06-15
   days on market $69,000 Active 81 DOM
5. 2026-06-14
   days on market $69,000 Active 79 DOM
6. 2026-06-13
   days on market $69,000 Active 78 DOM
7. 2026-06-10
   days on market $69,000 Active 76 DOM
8. 2026-06-09
   days on market $69,000 Active 75 DOM
9. 2026-06-08
   days on market $69,000 Active 74 DOM
10. 2026-06-07
    days on market $69,000 Active 73 DOM
11. 2026-06-03
    days on market $69,000 Active 69 DOM
12. 2026-06-02
    days on market $69,000 Active 68 DOM
13. 2026-06-01
    days on market $69,000 Active 67 DOM
14. 2026-05-31
    days on market $69,000 Active 66 DOM
15. 2026-05-30
    days on market $69,000 Active 65 DOM
16. 2026-05-18
    price $69,000
17. 2026-03-26
    listed $73,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 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: $16,557
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,007
• Taxable income: $6,656
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $5,761/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Windsor

• Score: 53/100
• State rank: #333
• US rank: #24250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,473
• Population (ZIP): 3,473

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 47% Hispanic / Latino 27% Two or more races 20% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 75% English-only · Spanish 23% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.06%
• Current HPI: 68.9787
• 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

-5.5% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $69,000 AMLS
• 2026-03-26 Listed $73,000 AMLS

Property tax history

+7.7%/yr

Latest (2025): $129 · +64.9% YoY. Source: county tax records.