1390 1st Ave · Starr, SC 29684

$134,900

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 16 Days on market

Built 1996 1.50 ac lot

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIX AND RENT INVESTMENT PROPERTY on approximately 1.5, fully fenced acres with no HOA or known restrictions. This de-titled, 1996 Fleetwood Hickory doublewide mobile home has over 1,600 square feet with a layout investors love—3 bedrooms, 2 baths, large living room, and a kitchen with island. The kitchen opens into the dining area and family room that has a fireplace. Sliding doors lead to a spacious covered porch that wraps across the rear of the home. Major improvements include a roof replaced in 2024, septic system serviced in 2024, and HVAC system that has been maintained and serviced annually. Property is connected to city water. All appliances, including washer and dryer, convey. Property will require a some work including flooring, possible subfloor repair, paint, and optional additional updates. Priced accordingly and ideal for an investor ready to build their portfolio. Sold strictly AS-IS, WHERE-IS, no warranties. Cash Purchase Only. Strong rental project with land, layout, and income potential.

Key facts

• Fully fenced acres
• No hoa
• Kitchen with island

Tags

• FULLY FENCED ACRES
• NO HOA
• DE-TITLED MOBILE HOME
• KITCHEN WITH ISLAND
• SPACIOUS COVERED PORCH
• ROOF REPLACED

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking on paved concrete
• Utilities: Public water; Septic sewer; Electric power; No garbage pickup
• Home design: Single-story residential home; Built in 1996; Fleetwood model
• Construction: Vinyl siding exterior; Architectural roof; Crawl space foundation; Approximate age 21–30 years
• Exterior features: Front porch; Covered back porch; Fenced, level yard; Outbuilding (storage)

Interior

• Kitchen: Kitchen approx. 14 x 14; Dishwasher; Microwave; Refrigerator; Electric standalone range; Laminate countertops
• Bedrooms: Three bedrooms on the main level; Primary bedroom with double sinks, full bath, separate shower and tub, garden tub, and walk-in closet; Primary bedroom approx. 17 x 13; Second bedroom approx. 11 x 13; Third bedroom approx. 11 x 12
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling; Electric water heater
• Interior features: Ceiling fans; Blown (insulation) ceiling; Open floor plan; Garden tub; Walk-in closet(s); Laminate countertops; All window treatments remain; Wood-burning fireplace (1)
• Laundry & utility: Laundry on 1st floor with washer connection and electric dryer hookup; Walk-in laundry area; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $30 ($360/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 $122k (9.7% below list).
• Recommended offer: $122k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#204 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Anderson 03 (rural): math 44% / reading 49% proficiency, ranked #22 of 80 in SC (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iva Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 383 students, 100% FRL); Starr-Iva Middle (math 31% / reading 36%, grade F, #113 of 229 statewide, top 50%, 658 students, 80% FRL); Crescent High (math 47% / reading 82%, grade B-, #89 of 196 statewide, top 46%, 796 students, 70% FRL) — zoned schools average 83% FRL vs 56% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,804 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.2

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,931
• Equity at exit: $20,114

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-14,822
• Equity at exit: $11,664

Cash invested: $37,772 (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 29684

• Active inventory: 36
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $30

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $77	+0% $30	+5% $-17	+10% $-63
Rent	-10% $-66	-5% $-18	+0% $30	+5% $78	+10% $126
Rate	-1.0pp $98	-0.5pp $64	base $30	+0.5pp $-5	+1.0pp $-41

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $134,900 Active 16 DOM
2. 2026-06-18
   days on market $134,900 Active 13 DOM
3. 2026-06-17
   days on market $134,900 Active 12 DOM
4. 2026-06-16
   days on market $134,900 Active 11 DOM
5. 2026-06-15
   days on market $134,900 Active 10 DOM
6. 2026-06-13
   days on market $134,900 Active 8 DOM
7. 2026-06-13
   days on market $134,900 Active 7 DOM
8. 2026-06-10
   days on market $134,900 Active 5 DOM
9. 2026-06-09
   days on market $134,900 Active 4 DOM
10. 2026-06-08
    days on market $134,900 Active 3 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $134,900 Active 2 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,616
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,924
• Taxable loss: −$1,901
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $816/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 03
• NCES district ID: 4500840
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $35,457
• Composite: 38.48/100
• National rank: #4187
• State rank: #22 of 80 in SC

Livability — Starr

• Score: 61/100
• State rank: #204
• US rank: #17556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,431

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -103.91%
• Current HPI: 190.8646
• 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

+245.9% since first listed

4 events — show timeline

• 2026-06-05 Listed $134,900 Greater Greenville MLS
• 2026-06-05 Listed $134,900 WUMLS
• 2006-06-12 Sold (Public Records) $50,000 Public Records
• 2002-06-14 Sold (Public Records) $39,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $40 · +0.0% YoY. Source: county tax records.