50 Diamond Loop Rd · Kingstree, SC 29556

$75,000

2 bd · 3.0 ba · 768 sqft · Manufactured · 68 Days on market

Built 2012 Fair condition 1.08 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

So much potential—you’ve got to step inside and see what this little beauty brings to the town of Kingstree. Sitting on 1.08 acres, this charming mobile home is one you don’t want to miss. Previously used as a childcare facility, the setup is already there—but the vision? That’s yours to create. Whether you’re thinking business or home, let it grow into whatever you want it to become. -Owner financing is available-. Inside, you’ll find two spacious rooms that can easily flow into a living area or flexible-use space, a small enclosed office, two bathrooms, and a convenient kitchenette to tie it all together. Endless possibilities, open doors—ma

Key facts

• Spacious rooms
• Enclosed office
• 1.08 acre lot

Tags

• SPACIOUS ROOMS
• ENCLOSED OFFICE
• CONVENIENT KITCHENETTE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured / modular residential home
• Construction: Vinyl siding
• Exterior features: Shingle roof; 1.08-acre lot

Interior

• Kitchen: Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Microwave; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.4% in Kingstree — 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 67/100 on livability (#88 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, commute B+; Watch: housing C-, employment D, crime F.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hemingway Mb Lee Middle (math 12% / reading 22%, grade F, #191 of 229 statewide, top 85%, 132 students, 98% FRL); Kingstree High (720 students, 100% FRL).
• Market conditions: 59 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Williamsburg County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.3

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,164
• Equity at exit: $11,183

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $11,015
• Equity at exit: $6,485

Cash invested: $21,000 (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 29556

• Home prices YoY: -6.5%
• Active inventory: 59
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $157

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 77%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 68 DOM
2. 2026-06-17
   days on market $75,000 Active 67 DOM
3. 2026-06-16
   days on market $75,000 Active 66 DOM
4. 2026-06-15
   days on market $75,000 Active 65 DOM
5. 2026-06-13
   days on market $75,000 Active 63 DOM
6. 2026-06-12
   days on market $75,000 Active 62 DOM
7. 2026-06-09
   days on market $75,000 Active 59 DOM
8. 2026-06-08
   days on market $75,000 Active 58 DOM
9. 2026-06-08
   days on market $75,000 Active 57 DOM
10. 2026-06-07
    days on market $75,000 Active 56 DOM
11. 2026-06-04
    days on market $75,000 Active 53 DOM
12. 2026-06-02
    days on market $75,000 Active 52 DOM
13. 2026-06-01
    days on market $75,000 Active 51 DOM
14. 2026-05-31
    days on market $75,000 Active 50 DOM
15. 2026-04-11
    listed $75,000 Active

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,252
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,182
• Taxable income: $729
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $1,705/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires significant renovations, including kitchen and bathroom updates, painting, and landscaping. With proper updates, it has the potential to become a move-in-ready property with increased resale and rental value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly worn and need replacement or repair.
• Major Bathroom fixtures — The fixtures are outdated and need replacement.
• Major Flooring — The carpet is worn and needs replacement.
• Major Paint — The interior walls and exterior siding need repainting.
• Major Landscaping — The landscaping is overgrown and needs trimming and decorative elements.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value.
• Resale Bathroom updates — Upgraded bathrooms will appeal to potential buyers and increase the home's value.
• Both Landscaping and curb appeal — A well-maintained exterior will improve the home's curb appeal and attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are visibly worn and need replacement or repair.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need replacement.	Major	$15,000–50,000
Flooring · The carpet is worn and needs replacement.	Major	$15,000–50,000
Paint · The interior walls and exterior siding need repainting.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and needs trimming and decorative elements.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom updates — Upgraded bathrooms will appeal to potential buyers and increase the home's value. ↑
• Both Landscaping and curb appeal — A well-maintained exterior will improve the home's curb appeal and attract more renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Kingstree

• Score: 67/100
• State rank: #88
• US rank: #10168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,133

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 27%
• Common ancestry: Serbian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.24%
• Current HPI: 147.7604
• 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

1 event — show timeline

• 2026-04-11 Listed $75,000 RAGPD