34 Clear Spring Rd · Beaufort, SC 29920

$197,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 72 Days on market

Built 1995 2.02 ac lot $213/sqft · 32% below area Est $292k · 32% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 ACRES on a quiet dead-end road with a newly renovated home, offering a fresh, move-in-ready opportunity. Inside, you'll find a bright and inviting interior with updated finishes, creating a clean and comfortable living space. The home features a fully updated kitchen, new flooring, and renovated bathrooms. The roof and HVAC are newer as well. Situated on Saint Helena Island, this property offers the best of coastal living--just a short drive to Hunting Island State Park, local beaches, marinas, and the charm of downtown Beaufort. Enjoy country living. Home is being de-titled - in progress.

Key facts

• 2.02 acre lot
• Built 1995
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $197k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $185k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.5% in Beaufort — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime F, commute F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 324 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 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.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $100k; list at $197k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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. 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?
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: 1.11% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $291,606
• List price: $197,000
• Delta: -32.44%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Bible Camp Rd	0.55mi	2/2.0 (-1)	1,000 (+8%)	18mo	$265,000	$265	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,849
• Equity at exit: $29,373

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $44,911
• Equity at exit: $17,033

Cash invested: $55,160 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 324
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $531

Break-even live

Break-even rent $1,518

Max offer price $197,000

Occupancy floor 71%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $197,000 Active 72 DOM
2. 2026-06-17
   days on market $197,000 Active 71 DOM
3. 2026-06-16
   days on market $197,000 Active 70 DOM
4. 2026-06-15
   days on market $197,000 Active 69 DOM
5. 2026-06-14
   days on market $197,000 Active 67 DOM
6. 2026-06-13
   days on market $197,000 Active 66 DOM
7. 2026-06-10
   days on market $197,000 Active 64 DOM
8. 2026-06-09
   days on market $197,000 Active 63 DOM
9. 2026-06-08
   days on market $197,000 Active 62 DOM
10. 2026-06-07
    days on market $197,000 Active 61 DOM
11. 2026-06-05
    days on market $197,000 Active 58 DOM
12. 2026-06-03
    days on market $197,000 Active 57 DOM
13. 2026-06-02
    days on market $197,000 Active 56 DOM
14. 2026-06-01
    days on market $197,000 Active 55 DOM
15. 2026-05-31
    days on market $197,000 Active 54 DOM
16. 2026-04-07
    listed $197,000 Active 599-char remark

    Show marketing remark (599 chars)

    2 ACRES on a quiet dead-end road with a newly renovated home, offering a fresh, move-in-ready opportunity. Inside, you'll find a bright and inviting interior with updated finishes, creating a clean and comfortable living space. The home features a fully updated kitchen, new flooring, and renovated bathrooms. The roof and HVAC are newer as well. Situated on Saint Helena Island, this property offers the best of coastal living--just a short drive to Hunting Island State Park, local beaches, marinas, and the charm of downtown Beaufort. Enjoy country living. Home is being de-titled - in progress.

17. 2026-01-06
    soldstatus $100,000
18. 2025-12-29
    soldstatus $100,000 Closed 779-char remark

    Show marketing remark (779 chars)

    Fixer-Upper Opportunity with ACREAGE! This 3-bedroom, 2-bath home sits on a generous 2.02-acre lot. This handyman special offers incredible potential for an investor or buyer ready to renovate/rehab and make it their own. Recent updates include a newer roof, HVAC system, and drain field, giving you a head start on improvements. Tucked away on a private dead-end road with only a handful of homes, you'll enjoy peace, privacy, and a wooded backyard. PRICED TO SELL. Note: Seller cannot accommodate repair requests; AS-IS. Cash sale. Financing will be considered if Buyer is willing to assume costs of any potential appraisal contingencies, repair, and/or retirement of title costs. Mobile next door is for sale by same owner (#36). Bring your family or friends ; bring all offer

19. 2025-11-15
    historical Under Contract - Take Backup 779-char remark

    Show marketing remark (779 chars)

    Fixer-Upper Opportunity with ACREAGE! This 3-bedroom, 2-bath home sits on a generous 2.02-acre lot. This handyman special offers incredible potential for an investor or buyer ready to renovate/rehab and make it their own. Recent updates include a newer roof, HVAC system, and drain field, giving you a head start on improvements. Tucked away on a private dead-end road with only a handful of homes, you'll enjoy peace, privacy, and a wooded backyard. PRICED TO SELL. Note: Seller cannot accommodate repair requests; AS-IS. Cash sale. Financing will be considered if Buyer is willing to assume costs of any potential appraisal contingencies, repair, and/or retirement of title costs. Mobile next door is for sale by same owner (#36). Bring your family or friends ; bring all offer

20. 2025-11-07
    status Active 779-char remark

    Show marketing remark (779 chars)

    Fixer-Upper Opportunity with ACREAGE! This 3-bedroom, 2-bath home sits on a generous 2.02-acre lot. This handyman special offers incredible potential for an investor or buyer ready to renovate/rehab and make it their own. Recent updates include a newer roof, HVAC system, and drain field, giving you a head start on improvements. Tucked away on a private dead-end road with only a handful of homes, you'll enjoy peace, privacy, and a wooded backyard. PRICED TO SELL. Note: Seller cannot accommodate repair requests; AS-IS. Cash sale. Financing will be considered if Buyer is willing to assume costs of any potential appraisal contingencies, repair, and/or retirement of title costs. Mobile next door is for sale by same owner (#36). Bring your family or friends ; bring all offer

21. 2025-07-03
    historical Under Contract - Take Backup 779-char remark

    Show marketing remark (779 chars)

    Fixer-Upper Opportunity with ACREAGE! This 3-bedroom, 2-bath home sits on a generous 2.02-acre lot. This handyman special offers incredible potential for an investor or buyer ready to renovate/rehab and make it their own. Recent updates include a newer roof, HVAC system, and drain field, giving you a head start on improvements. Tucked away on a private dead-end road with only a handful of homes, you'll enjoy peace, privacy, and a wooded backyard. PRICED TO SELL. Note: Seller cannot accommodate repair requests; AS-IS. Cash sale. Financing will be considered if Buyer is willing to assume costs of any potential appraisal contingencies, repair, and/or retirement of title costs. Mobile next door is for sale by same owner (#36). Bring your family or friends ; bring all offer

22. 2025-06-27
    listed $117,000 Active 779-char remark

    Show marketing remark (779 chars)

    Fixer-Upper Opportunity with ACREAGE! This 3-bedroom, 2-bath home sits on a generous 2.02-acre lot. This handyman special offers incredible potential for an investor or buyer ready to renovate/rehab and make it their own. Recent updates include a newer roof, HVAC system, and drain field, giving you a head start on improvements. Tucked away on a private dead-end road with only a handful of homes, you'll enjoy peace, privacy, and a wooded backyard. PRICED TO SELL. Note: Seller cannot accommodate repair requests; AS-IS. Cash sale. Financing will be considered if Buyer is willing to assume costs of any potential appraisal contingencies, repair, and/or retirement of title costs. Mobile next door is for sale by same owner (#36). Bring your family or friends ; bring all offer

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$116/yr (+$10/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,284
• − Mortgage interest: −$11,035
• − Property taxes: −$1,007
• − Insurance: −$985
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$5,731
• Taxable income: $3,321
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $5,579/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,992
• Population (ZIP): 9,918

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.29%
• Current HPI: 284.2064
• 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

+68.4% since first listed

7 events — show timeline

• 2026-04-07 Listed $197,000 LRMLS
• 2026-01-06 Sold (Public Records) $100,000 Public Records
• 2025-12-29 Sold (MLS) $100,000 LRMLS
• 2025-11-15 Contingent — LRMLS
• 2025-11-07 Relisted — LRMLS
• 2025-07-03 Contingent — LRMLS
• 2025-06-27 Listed $117,000 LRMLS

Property tax history

+7.2%/yr

Latest (2025): $1,007 · +37.2% YoY. Source: county tax records.