700 Christopher Rd · Campobello, SC 29322

$165,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 24 Days on market

Built 1997 Poor condition 2.00 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate sale. Great country living! Would make nice rental or flip! 2 Acres of land with older mobile home. Private lot. Has well and septic. City water is available. Nice country setting. Land borders small creek. SOLD AS IS * * * * * * SOLD AS IS * * * * * * SOLD AS IS

Key facts

• Well and septic
• Private lot
• City water available

Tags

• 2 ACRES OF LAND
• PRIVATE LOT
• WELL AND SEPTIC
• CITY WATER AVAILABLE
• BORDERS SMALL CREEK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $257 ($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: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.0% in Campobello — 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 62/100 on livability (#191 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, amenities F, commute F.
• Spartanburg 01 (rural): math 44% / reading 53% proficiency, ranked #14 of 80 in SC (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Campobello-Gramling School (math 55% / reading 53%, grade C, #132 of 597 statewide, top 23%, 814 students, 61% FRL); Landrum High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 557 students, 49% FRL).
• Zoned-school proficiency averages 60% at this address vs 48% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Spartanburg 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 140 active listings in the ZIP; 3,129 units permitted in Spartanburg County in 2024 (40 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 $5k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.0

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,362
• Equity at exit: $24,602

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $12,074
• 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 29322

• Home prices YoY: -19.9%
• Active inventory: 140
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $257

Break-even live

Break-even rent $1,399

Max offer price $165,000

Occupancy floor 80%

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 15 events

1. 2026-06-18
   days on market $165,000 Active 24 DOM
2. 2026-06-17
   days on market $165,000 Active 23 DOM
3. 2026-06-16
   days on market $165,000 Active 22 DOM
4. 2026-06-15
   days on market $165,000 Active 21 DOM
5. 2026-06-13
   days on market $165,000 Active 19 DOM
6. 2026-06-10
   days on market $165,000 Active 16 DOM
7. 2026-06-09
   days on market $165,000 Active 15 DOM
8. 2026-06-08
   days on market $165,000 Active 14 DOM
9. 2026-06-07
   days on market $165,000 Active 13 DOM
10. 2026-06-03
    days on market $165,000 Active 9 DOM
11. 2026-06-03
    days on market $165,000 Active 8 DOM
12. 2026-06-01
    days on market $165,000 Active 7 DOM
13. 2026-05-31
    pricedays on market $165,000 Active 6 DOM
14. 2026-03-27
    status Pending
15. 2026-03-24
    listed $155,000 Active

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,696
• − Mortgage interest: −$9,243
• − Property taxes: −$1,260
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,800
• Taxable income: $460
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,974/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 · 12 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to improve its condition and value. The home is in poor condition with significant damage to the exterior, interior, and systems. Updates to the exterior, landscaping, and interior will significantly increase its value.

Repairs flagged

• Major siding — Severe weathering and damage
• Major exterior paint — Peeling and discoloration
• Major landscaping — Overgrown vegetation
• Major interior paint — Peeling and discoloration
• Major bathroom fixtures — Dated and worn
• Major kitchen cabinets — Dated and worn
• Major roof — Aged appearance

Value-add opportunities

• Both exterior paint — Fresh paint can improve curb appeal and value
• Both landscaping — Well-maintained landscaping can enhance curb appeal and value
• Both interior paint — Fresh paint can improve the home's appearance and value
• Both kitchen cabinets — New cabinets can improve the home's functionality and value
• Both bathroom fixtures — New fixtures can improve the home's functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
exterior paint · Peeling and discoloration	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
interior paint · Peeling and discoloration	Major	$15,000–50,000
bathroom fixtures · Dated and worn	Major	$15,000–50,000
kitchen cabinets · Dated and worn	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior paint — Fresh paint can improve curb appeal and value ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and value ↑
• Both interior paint — Fresh paint can improve the home's appearance and value ↑
• Both kitchen cabinets — New cabinets can improve the home's functionality and value ↑
• Both bathroom fixtures — New fixtures can improve the home's functionality and value ↑

ⓘ 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: Spartanburg 01
• NCES district ID: 4503480
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $44,612
• Composite: 41.0/100
• National rank: #3590
• State rank: #14 of 80 in SC

Livability — Campobello

• Score: 62/100
• State rank: #191
• US rank: #16537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,573

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 4% Scandinavian 2% Subsaharan African 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.69%
• Current HPI: 291.9766
• 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

2 events — show timeline

• 2026-03-27 Pending — SPMLS
• 2026-03-24 Listed $155,000 SPMLS

Property tax history

+2688.9%/yr

Latest (2025): $1,260 · +2688.9% YoY. Source: county tax records.