599 S Glassy Mountain Rd · Pickens, SC 29671

$129,900

2 bd · 1.0 ba · 1,536 sqft · Manufactured public records · 58 Days on market

Built 1978 1.00 ac lot

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This phenomenal 3-bedroom/2-full bath de-titled double wide mobile home is located on a 1-acre lot which is the 2nd highest point on Glassy Mountain with great view in the fall. Just needs fresh paint. Metal roof 2019. Central HVAC 2019, and septic pumped Dec. 2025. No HOA! There is a gated driveway to the home. Private and tranquil. Schedule your private showing today!

Key facts

• Central hvac 2019
• Metal roof 2019
• 1 acre lot

Tags

• 1 ACRE LOT
• GATED DRIVEWAY
• METAL ROOF 2019
• CENTRAL HVAC 2019
• GREAT VIEW

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: No garage
• Utilities: Public water; Electric water heater; Septic sewer; Private garbage pickup
• Home design: Single-story residence; Estimated age 31–50 years; Crawl space foundation
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Front porch; Vinyl/aluminum trim; Level lot with mountain views, some trees and wooded areas; Outbuilding (storage)

Interior

• Kitchen: Kitchen approx. 12 x 13; Appliances: Other (see remarks)
• Bedrooms: Primary bedroom on main level with double sink, full bath, separate shower and tub (approx. 13 x 16); Second bedroom approx. 13 x 14; Third bedroom approx. 13 x 16
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric heating; Forced air; Heat pump; Central forced cooling (electric)
• Interior features: Cable available; Smooth ceilings; Solid surface countertops; Split floor plan
• Laundry & utility: First-floor laundry with walk-in area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (7.6% below list).
• Recommended offer: $120k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 1.8% in Pickens — 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 74/100 on livability (#33 in SC, #4,762 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, commute F, employment F.
• Pickens 01 (rural): math 42% / reading 50% proficiency, ranked #21 of 80 in SC (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ambler Elementary (math 62% / reading 47%, grade C, #123 of 597 statewide, top 22%, 366 students, 73% FRL) — zoned schools average 73% FRL vs 42% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $130k implies a 790% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,996 (7.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 D 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: 0.92% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 9.0

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,114
• Equity at exit: $19,369

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,115
• Equity at exit: $11,231

Cash invested: $36,372 (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 29671

• Home prices YoY: -11.8%
• Active inventory: 173
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $173

Break-even live

Break-even rent $981

Max offer price $129,900

Occupancy floor 81%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $129,900 Active 58 DOM
2. 2026-06-17
   days on market $129,900 Active 57 DOM
3. 2026-06-16
   days on market $129,900 Active 56 DOM
4. 2026-06-15
   price $129,900 Active 55 DOM
5. 2026-06-15
   days on market $135,000 Active 55 DOM
6. 2026-06-13
   days on market $135,000 Active 53 DOM
7. 2026-06-10
   days on market $135,000 Active 50 DOM
8. 2026-06-09
   pricedays on market $135,000 Active 49 DOM
9. 2026-06-08
   days on market $139,900 Active 48 DOM
10. 2026-06-07
    days on market $139,900 Active 47 DOM
11. 2026-06-05
    days on market $139,900 Active 44 DOM
12. 2026-06-03
    days on market $139,900 Active 43 DOM
13. 2026-06-03
    days on market $139,900 Active 42 DOM
14. 2026-06-01
    days on market $139,900 Active 41 DOM
15. 2026-05-31
    days on market $139,900 Active 40 DOM
16. 2026-05-16
    price $139,900
17. 2026-05-15
    price $139,900 375-char remark

    Show marketing remark (375 chars)

    This phenomenal 3-bedroom/2-full bath de-titled double wide mobile home is located on a 1-acre lot which is the 2nd highest point on Glassy Mountain with great view in the fall. Just needs fresh paint. Metal roof 2019. Central HVAC 2019, and septic pumped Dec. 2025. No HOA! There is a gated driveway to the home. Private and tranquil. Schedule your private showing today!

18. 2026-04-21
    listed $150,000 Active

    Show marketing remark (375 chars)

    This phenomenal 3-bedroom/2-full bath de-titled double wide mobile home is located on a 1-acre lot which is the 2nd highest point on Glassy Mountain with great view in the fall. Just needs fresh paint. Metal roof 2019. Central HVAC 2019, and septic pumped Dec. 2025. No HOA! There is a gated driveway to the home. Private and tranquil. Schedule your private showing today!

19. 2026-04-21
    listed $150,000 Active 375-char remark

    Show marketing remark (375 chars)

    This phenomenal 3-bedroom/2-full bath de-titled double wide mobile home is located on a 1-acre lot which is the 2nd highest point on Glassy Mountain with great view in the fall. Just needs fresh paint. Metal roof 2019. Central HVAC 2019, and septic pumped Dec. 2025. No HOA! There is a gated driveway to the home. Private and tranquil. Schedule your private showing today!

20. 2003-04-10
    soldstatus $14,600
21. 2002-05-01
    soldstatus $10,000
22. 1988-12-30
    soldstatus $10,000

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: +$260/yr (+$22/mo · 54.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥104°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$7,276
• − Property taxes: −$481
• − Insurance: −$650
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,779
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,093/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: Pickens 01
• NCES district ID: 4503330
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $42,534
• Composite: 38.73/100
• National rank: #4130
• State rank: #21 of 80 in SC

Livability — Pickens

• Score: 74/100
• State rank: #33
• US rank: #4762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,210

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 126,530 people
• By 2030: 128,780 · +1.8%
• By 2040: 132,151 · +4.4%
• By 2050: 133,800 · +5.7%
• By 2075: 137,594 · +8.7%
• By 2100: 139,784 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+52.7) · D 23.0% · R 75.6% · Other 1.4%
• 2008→2024 swing: -6.4pp toward R · 2008: -46.2pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.9 2016: R+52.7 2012: R+49.0 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.29%
• Current HPI: 307.8618
• 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

+1299.0% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $139,900 Greater Greenville MLS
• 2026-05-15 Price Changed $139,900 WUMLS
• 2026-04-21 Listed $150,000 WUMLS
• 2026-04-21 Listed $150,000 Greater Greenville MLS
• 2003-04-10 Sold (Public Records) $14,600 Public Records
• 2002-05-01 Sold (Public Records) $10,000 Public Records
• 1988-12-30 Sold (Public Records) $10,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $481 · +7.5% YoY. Source: county tax records.