127 Branchview Rd · North Hartsville, SC 29550

$198,000

2 bd · 2.0 ba · 672 sqft · Other public records · 22 Days on market

Built 2021 2.44 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +3.5/30.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile Home in the forest! Corner lot with lots of privacy. Private well and underground power make this 2.44 lot ready for expansion in the future. 2 small storage buildings convey with the mobile home. Sovereign and refrigerator convey and there is a washer and dryer hook up. Could be a good investment property. Property is being sold for cash only and in as is condition. Go take a look and see for yourself. Call a realtor today.

Key facts

• New well
• Manufactured home
• Entertaining porch

Tags

• MANUFACTURED HOME
• NEW WELL
• SPACIOUS PIECE OF LAND
• ENTERTAINING PORCH
• STORAGE BUILDING

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured home; Residential property; Corner lot
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built area above grade: 1,280
• Exterior features: Deck; Porch; Storm door(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $198k.

Deal economics

• At list price, monthly cash flow is $-602 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (51.0% below list).
• Recommended offer: $97k (51.0% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.4% in North Hartsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#190 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Hartsville Elementary (math 46% / reading 37%, grade F, #269 of 597 statewide, top 46%, 527 students, 100% FRL); Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 195 units permitted in Darlington 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 $6k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $10k; list at $198k implies a 1841% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $96,941 (51.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.04%
• DSCR: 0.42
• GRM: 17.0

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: -40.7%
• Equity multiple: -0.27×
• Total profit: $-70,443
• Equity at exit: $29,522

10-year hold

• IRR: -66.2%
• Equity multiple: -1.00×
• Total profit: $-110,693
• Equity at exit: $17,119

Cash invested: $55,440 (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 29550

• Home prices YoY: -22.3%
• Active inventory: 156
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-602

Break-even live

Break-even rent $1,732

Max offer price $110,817

Occupancy floor —

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $198,000 Active 22 DOM
2. 2026-06-18
   days on market $198,000 Active 21 DOM
3. 2026-06-17
   days on market $198,000 Active 20 DOM
4. 2026-06-16
   days on market $198,000 Active 19 DOM
5. 2026-06-15
   days on market $198,000 Active 18 DOM
6. 2026-06-14
   days on market $198,000 Active 16 DOM
7. 2026-06-13
   days on market $198,000 Active 15 DOM
8. 2026-06-10
   days on market $198,000 Active 13 DOM
9. 2026-06-09
   days on market $198,000 Active 12 DOM
10. 2026-06-08
    days on market $198,000 Active 11 DOM
11. 2026-06-07
    days on market $198,000 Active 10 DOM
12. 2026-06-05
    days on market $198,000 Active 7 DOM
13. 2026-06-03
    days on market $198,000 Active 6 DOM
14. 2026-06-02
    days on market $198,000 Active 5 DOM
15. 2026-06-01
    days on market $198,000 Active 4 DOM
16. 2026-05-31
    days on market $198,000 Active 3 DOM
17. 2026-05-30
    days on market $198,000 Active 2 DOM
18. 2026-05-28
    listed $198,000 Active
19. 2023-09-26
    soldstatus 435-char remark

    Show marketing remark (435 chars)

    Mobile Home in the forest! Corner lot with lots of privacy. Private well and underground power make this 2.44 lot ready for expansion in the future. 2 small storage buildings convey with the mobile home. Sovereign and refrigerator convey and there is a washer and dryer hook up. Could be a good investment property. Property is being sold for cash only and in as is condition. Go take a look and see for yourself. Call a realtor today.

20. 2023-08-09
    listed $59,900 435-char remark

    Show marketing remark (435 chars)

    Mobile Home in the forest! Corner lot with lots of privacy. Private well and underground power make this 2.44 lot ready for expansion in the future. 2 small storage buildings convey with the mobile home. Sovereign and refrigerator convey and there is a washer and dryer hook up. Could be a good investment property. Property is being sold for cash only and in as is condition. Go take a look and see for yourself. Call a realtor today.

21. 1995-02-01
    soldstatus $10,200

ⓘ 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 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 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,633
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$5,760
• Taxable loss: −$11,039
• Est. tax savings @ 24.0%: +$2,649
• After-tax cash flow: $-4,581/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — North Hartsville

• Score: 62/100
• State rank: #190
• US rank: #16507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Hartsville, SC
• Population (ZIP): 30,198

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 31% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.03%
• Current HPI: 219.996
• 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

+1841.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $198,000 RAGPD
• 2023-09-26 Sold (MLS) — RAGPD
• 2023-08-09 Listed $59,900 RAGPD
• 1995-02-01 Sold (Public Records) $10,200 Public Records

Property tax history

-10.1%/yr

Latest (2025): $143 · +2.5% YoY. Source: county tax records.