2152 Congaree Rd · Gadsden, SC 29044

$79,800

2 bd · 1.0 ba · 1,120 sqft · Manufactured public records · 137 Days on market

Built 1991 1.05 ac lot

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Make this manufactured single on 1 acre your home for the Holidays. Quiet Peaceful living with NO HOA!!! Return this home back to it's glory days with the paint color of your choice, make the kitchen zing with a backsplash, add a fire pit outside, it's all up to your imagination Add this to your portfolio as an investor, or make this your personal home. Property is AS IS. Owner financing with 50k down. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 1.05 acre lot
• Built 1991
• Listed 137 days

Property features AI

Finance

• Other: Lot is approximately 1.05 acres; Lot number 7

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Single-family property; Entry and main living areas on the main level
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Gravel road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central cooling; Main-level kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#356 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Webber School (math 30% / reading 30%, grade F, #394 of 597 statewide, top 66%, 190 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 6284% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $80k implies a 579% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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: 1.70% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 4.59×
• Total profit: $80,216
• Equity at exit: $71,890

10-year hold

• IRR: 41.7%
• Equity multiple: 10.28×
• Total profit: $207,276
• Equity at exit: $155,034

Cash invested: $22,344 (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 29044

• Home prices YoY: 7.0%
• Active inventory: 54
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $577

Break-even live

Break-even rent $624

Max offer price $79,800

Occupancy floor 52%

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-24
   historical $1,250
2. 2026-05-09
   status Pending
3. 2026-04-29
   listed $1,250
4. 2026-04-28
   historical $1,250
5. 2026-04-24
   price $79,800
6. 2026-04-17
   price $79,900
7. 2026-04-09
   price $80,000
8. 2026-04-02
   price $82,000
9. 2026-02-21
   listed $1,250
10. 2026-02-19
    price $92,000
11. 2026-02-08
    price $99,800
12. 2026-01-27
    price $99,900
13. 2026-01-07
    price $100,000
14. 2025-12-31
    status Active
15. 2025-12-26
    status Pending
16. 2025-12-18
    listed $109,997 Active
17. 2003-08-12
    soldstatus $11,750

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,254
• − Mortgage interest: −$4,470
• − Property taxes: −$492
• − Insurance: −$399
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,321
• Taxable income: $5,971
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,495/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: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Gadsden

• Score: 52/100
• State rank: #356
• US rank: #25039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,299

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.20%
• Current HPI: 200.54
• 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

-89.4% since first listed

17 events — show timeline

• 2026-05-24 Rental Removed $1,250 TURBOTENANT
• 2026-05-09 Pending — Consolidated MLS
• 2026-04-29 Listed for Rent $1,250 TURBOTENANT
• 2026-04-28 Rental Removed $1,250 TURBOTENANT
• 2026-04-24 Price Changed $79,800 Consolidated MLS
• 2026-04-17 Price Changed $79,900 Consolidated MLS
• 2026-04-09 Price Changed $80,000 Consolidated MLS
• 2026-04-02 Price Changed $82,000 Consolidated MLS
• 2026-02-21 Listed for Rent $1,250 TURBOTENANT
• 2026-02-19 Price Changed $92,000 Consolidated MLS
• 2026-02-08 Price Changed $99,800 Consolidated MLS
• 2026-01-27 Price Changed $99,900 Consolidated MLS
• 2026-01-07 Price Changed $100,000 Consolidated MLS
• 2025-12-31 Relisted — Consolidated MLS
• 2025-12-26 Pending — Consolidated MLS
• 2025-12-18 Listed $109,997 Consolidated MLS
• 2003-08-12 Sold (Public Records) $11,750 Public Records

Property tax history

+5.8%/yr

Latest (2025): $492 · +3.8% YoY. Source: county tax records.