2659 Sidneys Rd · Walterboro, SC 29488

$149,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 238 Days on market

Built 2023 0.50 ac lot ↓ 12% 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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 2023, this beautiful 4-bedroom, 2-bathroom home offers the perfect blend of modern style and peaceful country charm. With its open floor plan and on-trend finishes, the space feels fresh, functional, and ready for both relaxing nights in and lively gatherings with family and friends. Set on a spacious and level 0.5-acre lot, there's plenty of room to enjoy the outdoors--whether you're starting a garden, letting the dogs run free, or hosting weekend barbecues. The home's thoughtful layout offers easy living, and the rear lot provides added privacy and space to spread out. Ideally located just a short drive from shopping, dining, and schools, this property also offers excellent acces

Key facts

• 0.5 acre lot
• Built 2023
• Listed 237 days

Property features AI

Finance

• Other: Fee simple ownership; No additional structures

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Manufactured/mobile home (double wide); One story
• Construction: Asphalt roof; Aluminum skirting
• Exterior features: Level, interior lot; Lot between 0.5 and 1 acre

Interior

• Bedrooms: 4 bedrooms; Primary bedroom on lower level
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral/vaulted ceilings; Living and dining room combined
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside Elementary (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 452 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton 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 $4k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago 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.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.80% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.62%
• DSCR: 2.41
• GRM: 4.6

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: 26.5%
• Equity multiple: 2.10×
• Total profit: $45,905
• Equity at exit: $22,216

10-year hold

• IRR: 34.2%
• Equity multiple: 4.12×
• Total profit: $130,260
• Equity at exit: $12,883

Cash invested: $41,720 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,676 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $1,099

Break-even live

Break-even rent $1,284

Max offer price $149,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,184	-5% $1,142	+0% $1,099	+5% $1,057	+10% $1,015
Rent	-10% $888	-5% $994	+0% $1,099	+5% $1,205	+10% $1,311
Rate	-1.0pp $1,174	-0.5pp $1,137	base $1,099	+0.5pp $1,061	+1.0pp $1,021

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $149,000 Active 238 DOM
2. 2026-06-21
   days on market $149,000 Active 237 DOM
3. 2026-06-18
   days on market $149,000 Active 235 DOM
4. 2026-06-17
   days on market $149,000 Active 234 DOM
5. 2026-06-16
   days on market $149,000 Active 233 DOM
6. 2026-06-15
   days on market $149,000 Active 232 DOM
7. 2026-06-13
   days on market $149,000 Active 230 DOM
8. 2026-06-12
   days on market $149,000 Active 229 DOM
9. 2026-06-09
   days on market $149,000 Active 226 DOM
10. 2026-06-08
    days on market $149,000 Active 225 DOM
11. 2026-06-08
    days on market $149,000 Active 224 DOM
12. 2026-06-04
    days on market $149,000 Active 220 DOM
13. 2026-06-02
    days on market $149,000 Active 219 DOM
14. 2026-06-01
    days on market $149,000 Active 218 DOM
15. 2026-05-31
    days on market $149,000 Active 217 DOM
16. 2026-02-20
    status Active
17. 2026-02-20
    price $149,000
18. 2025-09-29
    price $135,000
19. 2025-09-15
    listed $150,000 Active
20. 2025-08-28
    historical
21. 2025-08-18
    price $140,000
22. 2025-07-29
    status Active
23. 2025-07-06
    historical Active Under Contract
24. 2025-06-18
    status Active
25. 2025-06-09
    historical Active Under Contract
26. 2025-05-20
    price $150,000
27. 2025-05-09
    price $160,000
28. 2025-04-21
    listed $165,000 Active
29. 2025-02-10
    historical
30. 2025-01-02
    status Active
31. 2024-10-14
    listed $165,000 Active
32. 2024-10-04
    historical
33. 2024-09-16
    price $155,000
34. 2024-09-12
    price $165,000
35. 2024-09-10
    listed $170,000 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,110
• − Mortgage interest: −$8,346
• − Property taxes: −$2,053
• − Insurance: −$745
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − Depreciation: −$4,335
• Taxable income: $11,493
• Est. tax owed @ 24.0%: −$2,758
• After-tax cash flow: $10,434/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

-12.4% since first listed

20 events — show timeline

• 2026-02-20 Relisted — Charleston Trident MLS
• 2026-02-20 Price Changed $149,000 Charleston Trident MLS
• 2025-09-29 Price Changed $135,000 Charleston Trident MLS
• 2025-09-15 Listed $150,000 Charleston Trident MLS
• 2025-08-28 Listing Removed — Charleston Trident MLS
• 2025-08-18 Price Changed $140,000 Charleston Trident MLS
• 2025-07-29 Relisted — Charleston Trident MLS
• 2025-07-06 Contingent — Charleston Trident MLS
• 2025-06-18 Relisted — Charleston Trident MLS
• 2025-06-09 Contingent — Charleston Trident MLS
• 2025-05-20 Price Changed $150,000 Charleston Trident MLS
• 2025-05-09 Price Changed $160,000 Charleston Trident MLS
• 2025-04-21 Listed $165,000 Charleston Trident MLS
• 2025-02-10 Listing Removed — Charleston Trident MLS
• 2025-01-02 Relisted — Charleston Trident MLS
• 2024-10-14 Listed $165,000 Charleston Trident MLS
• 2024-10-04 Listing Removed — Charleston Trident MLS
• 2024-09-16 Price Changed $155,000 Charleston Trident MLS
• 2024-09-12 Price Changed $165,000 Charleston Trident MLS
• 2024-09-10 Listed $170,000 Charleston Trident MLS

Property tax history

+4.5%/yr

Latest (2025): $2,053 · +4.5% YoY. Source: county tax records.