126 Airport Rd · Perry, SC 29164

$145,000

3 bd · 2.0 ba · 2,448 sqft · Manufactured public records · 67 Days on market

Built 1999 0.49 ac lot ↓ 10% 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming country property in Wagener offering peaceful rural living with easy access to nearby towns. This 3-bedroom, 2-bath home sits on a fully fenced half-acre lot, providing plenty of space for outdoor living, pets, or gardening. Enjoy privacy, room to spread out, and classic Southern appeal--perfect for those seeking a slower pace of life.

Key facts

• 0.49 acre lot
• Built 1999
• Listed 66 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Residential mobile home; One level
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Other foundation
• Exterior features: Deck; Fenced yard; Storage shed(s)

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Total rooms: 7
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s) and electric cooling
• Interior features: Ceiling fans; Kitchen island; Den with decorative fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#364 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime 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.
• Zoned schools: Cyril B. Busbee Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 472 students, 100% FRL); A. L. Corbett Middle (math 12% / reading 27%, grade F, #182 of 229 statewide, top 80%, 208 students, 100% FRL); Wagener-Sally High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 265 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 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 $4k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.0

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-11,131
• Equity at exit: $21,620

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $6,293
• Equity at exit: $12,537

Cash invested: $40,600 (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 29164

• Home prices YoY: -7.0%
• Active inventory: 77
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $194

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 82%

Sensitivity live

Price	-10% $294	-5% $244	+0% $194	+5% $144	+10% $94
Rent	-10% $74	-5% $134	+0% $194	+5% $254	+10% $313
Rate	-1.0pp $267	-0.5pp $231	base $194	+0.5pp $156	+1.0pp $118

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 67 DOM
2. 2026-06-18
   days on market $145,000 Active 64 DOM
3. 2026-06-17
   days on market $145,000 Active 63 DOM
4. 2026-06-16
   days on market $145,000 Active 62 DOM
5. 2026-06-15
   days on market $145,000 Active 61 DOM
6. 2026-06-14
   days on market $145,000 Active 59 DOM
7. 2026-06-13
   days on market $145,000 Active 58 DOM
8. 2026-06-10
   days on market $145,000 Active 56 DOM
9. 2026-06-09
   days on market $145,000 Active 55 DOM
10. 2026-06-08
    days on market $145,000 Active 54 DOM
11. 2026-06-07
    pricedays on market $145,000 Active 53 DOM
12. 2026-06-03
    days on market $157,500 Active 49 DOM
13. 2026-06-02
    days on market $157,500 Active 48 DOM
14. 2026-06-01
    days on market $157,500 Active 47 DOM
15. 2026-05-31
    days on market $157,500 Active 46 DOM
16. 2026-05-30
    days on market $157,500 Active 45 DOM
17. 2026-04-15
    listed $157,500 Active
18. 2026-03-10
    price $164,900
19. 2026-03-10
    price $164,900
20. 2026-02-02
    price $174,900
21. 2026-02-02
    listed $174,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,165
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,218
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,321/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 — Perry

• Score: 50/100
• State rank: #364
• US rank: #25633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,961

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 14% Hispanic / Latino 14%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 11% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada

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: ▼ -20.87%
• Current HPI: 276.73
• 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

-9.9% since first listed

5 events — show timeline

• 2026-04-15 Listed $157,500 AMLS
• 2026-03-10 Price Changed $164,900 Consolidated MLS
• 2026-03-10 Price Changed $164,900 AMLS
• 2026-02-02 Price Changed $174,900 AMLS
• 2026-02-02 Listed $174,900 Consolidated MLS

Property tax history

+0.7%/yr

Latest (2025): $103 · +6.8% YoY. Source: county tax records.