141 Dutchman Rd · Abbeville, SC 29620

$99,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 414 Days on market

Built 1998 0.25 ac lot ↓ 21% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

Key facts

• Open floor plan
• Water recreation
• En-suite bathroom

Tags

• ESTABLISHED NEIGHBORHOOD
• OPEN FLOOR PLAN
• EN-SUITE BATHROOM
• IMMEDIATE INCOME POTENTIAL
• WATER RECREATION

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or detailed financial information provided
• HOA & community: Short-term rentals allowed

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story home; Double-wide mobile home; Entry level primary bedroom; Architectural shingle roof; Home age approximately 21–30 years
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Located on a cul-de-sac; City lot in a subdivision; Level lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Laminate countertops
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Dual sinks; Fireplace with gas log and gas option; Garden tub / Roman tub; Jack and Jill bathroom; Laminate countertops; Primary bedroom with attached bath on main level; Separate shower; Walk-in shower; Low threshold shower; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.9% in Abbeville — 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 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Cane Primary (335 students, 100% FRL); Wright Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 346 students, 100% FRL); Abbeville High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 473 students, 74% FRL) — zoned schools average 91% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 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. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.01%
• DSCR: 1.93
• GRM: 5.9

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: 40.0%
• Equity multiple: 4.06×
• Total profit: $84,809
• Equity at exit: $89,187

10-year hold

• IRR: 34.4%
• Equity multiple: 9.13×
• Total profit: $225,396
• Equity at exit: $192,335

Cash invested: $27,720 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 110
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $485

Break-even live

Break-even rent $778

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $541	-5% $513	+0% $485	+5% $457	+10% $429
Rent	-10% $375	-5% $430	+0% $485	+5% $540	+10% $595
Rate	-1.0pp $535	-0.5pp $511	base $485	+0.5pp $460	+1.0pp $434

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $99,000 Active 414 DOM
2. 2026-06-18
   days on market $99,000 Active 411 DOM
3. 2026-06-17
   days on market $99,000 Active 410 DOM
4. 2026-06-16
   days on market $99,000 Active 409 DOM
5. 2026-06-15
   days on market $99,000 Active 408 DOM
6. 2026-06-13
   days on market $99,000 Active 406 DOM
7. 2026-06-10
   days on market $99,000 Active 403 DOM
8. 2026-06-09
   days on market $99,000 Active 402 DOM
9. 2026-06-08
   days on market $99,000 Active 401 DOM
10. 2026-06-07
    days on market $99,000 Active 400 DOM
11. 2026-06-03
    days on market $99,000 Active 396 DOM
12. 2026-06-03
    days on market $99,000 Active 395 DOM
13. 2026-06-01
    days on market $99,000 Active 394 DOM
14. 2026-05-31
    days on market $99,000 Active 393 DOM
15. 2026-04-08
    status Active 447-char remark

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

16. 2026-04-06
    status Active
17. 2026-04-01
    historical 447-char remark

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

18. 2026-03-31
    historical
19. 2025-10-03
    status Active 447-char remark

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

20. 2025-08-31
    historical 447-char remark

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

21. 2025-07-22
    price $99,000 447-char remark

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

22. 2025-07-22
    price $99,000

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

23. 2025-04-27
    listed $125,000 Active 447-char remark

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

24. 2025-04-27
    listed $125,000 Active

    Show marketing remark (447 chars)

    WELL-KEPT RENTAL WITH FLEXIBILITY - Spacious 3BR/2BA mobile home with an open floor plan and private primary suite. Currently rented month-to-month, offering immediate income with future options. High speed fiber optic internet available. Located less than 2 miles from Abbeville in a quiet, established neighborhood, with easy access to nearby lakes and everyday conveniences. Ideal for investors or owner-occupants seeking value and versatility.

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,712
• − Mortgage interest: −$5,546
• − Property taxes: −$653
• − Insurance: −$495
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,880
• Taxable income: $4,464
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,753/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

-20.8% since first listed

10 events — show timeline

• 2026-04-08 Relisted — GAOR
• 2026-04-06 Relisted — WUMLS
• 2026-04-01 Delisted — GAOR
• 2026-03-31 Listing Removed — WUMLS
• 2025-10-03 Relisted — GAOR
• 2025-08-31 Delisted — GAOR
• 2025-07-22 Price Changed $99,000 GAOR
• 2025-07-22 Price Changed $99,000 WUMLS
• 2025-04-27 Listed $125,000 GAOR
• 2025-04-27 Listed $125,000 WUMLS

Property tax history

+4.4%/yr

Latest (2025): $653 · +5.4% YoY. Source: county tax records.