2003 Old Denver School Rd · Sandy Springs, SC 29625

$165,000

4 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 96 Days on market

Built 1987 0.42 ac lot Est $168k · at est.

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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 +20.5/30.0
• ARV discount +8.4/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.9/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4 BR/ 2 Bath manufactured home with laminate and wood flooring throughout and stainless steel appliances. Home has a large, and secluded lot that's perfect for outdoor entertaining. If square footage is important please verify.

Key facts

• Large secluded lot
• Outdoor entertaining
• 0.42 acre lot

Tags

• LAMINATE AND WOOD FLOORING
• STAINLESS STEEL APPLIANCES
• LARGE SECLUDED LOT
• OUTDOOR ENTERTAINING

Property features AI

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Private water; Septic tank
• Home design: Residential mobile home (double wide); One story
• Construction: Composition roof
• Exterior features: Deck; Porch; Level, wooded lot

Interior

• Kitchen: Electric cooktop; Dishwasher; Electric water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Tray ceilings; Open floor plan
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.5% in Sandy Springs — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Anderson 04 (rural): math 56% / reading 60% proficiency, ranked #4 of 80 in SC (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverside Middle (math 48% / reading 55%, grade C, #34 of 229 statewide, top 15%, 426 students, 63% FRL) — zoned schools average 63% FRL vs 46% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 328 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,192
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Oak Shores Rd	0.31mi	3/2.0 (-1)	1,237 (+7%)	4mo	$180,000	$146	65
2221 Roach Cir	0.67mi	3/1.0 (-1)	1,000 (-13%)	3mo	$64,900	$65	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-16,701
• Equity at exit: $24,602

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-11,570
• Equity at exit: $14,266

Cash invested: $46,200 (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 29625

• Rents YoY: 0.8%
• Active inventory: 328
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $217

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $165,000 Active 96 DOM
2. 2026-06-17
   days on market $165,000 Active 95 DOM
3. 2026-06-16
   days on market $165,000 Active 94 DOM
4. 2026-06-15
   days on market $165,000 Active 93 DOM
5. 2026-06-13
   days on market $165,000 Active 91 DOM
6. 2026-06-13
   days on market $165,000 Active 90 DOM
7. 2026-06-10
   days on market $165,000 Active 88 DOM
8. 2026-06-09
   days on market $165,000 Active 87 DOM
9. 2026-06-08
   days on market $165,000 Active 86 DOM
10. 2026-06-07
    days on market $165,000 Active 85 DOM
11. 2026-06-05
    days on market $165,000 Active 82 DOM
12. 2026-06-03
    days on market $165,000 Active 81 DOM
13. 2026-06-03
    days on market $165,000 Active 80 DOM
14. 2026-06-01
    days on market $165,000 Active 79 DOM
15. 2026-05-31
    days on market $165,000 Active 78 DOM
16. 2026-04-01
    price $165,000
17. 2026-03-11
    listed $175,000 Active
18. 2025-10-03
    historical
19. 2025-09-30
    status Active
20. 2025-09-30
    status Active
21. 2025-08-01
    historical
22. 2025-07-28
    listed $164,900 Active
23. 2025-07-28
    listed $164,900 Active
24. 2023-06-15
    status Active
25. 2023-06-15
    soldstatus $140,000 Sold
26. 2023-06-15
    soldstatus $140,000 Sold CO-OP Member
27. 2023-04-26
    status Pending
28. 2023-04-26
    status Pending
29. 2023-04-11
    price $160,000
30. 2023-04-11
    price $160,000
31. 2023-04-10
    listed $150,000 Active
32. 2023-04-10
    listed $150,000 Active
33. 1998-02-10
    soldstatus $8,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,615
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$4,800
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,609/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: Anderson 04
• NCES district ID: 4500870
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $48,338
• Composite: 49.25/100
• National rank: #2030
• State rank: #4 of 80 in SC

Livability — Sandy Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Anderson County · 99,076 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 28,012
• Household income: $61,960
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 773.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.36%
• Current HPI: 307.3451
• Rent YoY: ▲ 0.75%
• Metro: Greenville-Anderson, SC
• 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

+1962.5% since first listed

18 events — show timeline

• 2026-04-01 Price Changed $165,000 SPMLS
• 2026-03-11 Listed $175,000 SPMLS
• 2025-10-03 Listing Removed — Greater Greenville MLS
• 2025-09-30 Relisted — SPMLS
• 2025-09-30 Relisted — Greater Greenville MLS
• 2025-08-01 Listing Removed — Greater Greenville MLS
• 2025-07-28 Listed $164,900 Greater Greenville MLS
• 2025-07-28 Listed $164,900 SPMLS
• 2023-06-15 Relisted — Greater Greenville MLS
• 2023-06-15 Sold (MLS) $140,000 SPMLS
• 2023-06-15 Sold (MLS) $140,000 Greater Greenville MLS
• 2023-04-26 Pending — Greater Greenville MLS
• 2023-04-26 Pending — SPMLS
• 2023-04-11 Price Changed $160,000 Greater Greenville MLS
• 2023-04-11 Price Changed $160,000 SPMLS
• 2023-04-10 Listed $150,000 SPMLS
• 2023-04-10 Listed $150,000 Greater Greenville MLS
• 1998-02-10 Sold (Public Records) $8,000 Public Records

Property tax history

-9.1%/yr

Latest (2022): $59 · +5.0% YoY. Source: county tax records.