2028 Oakland Rd · Little Rock, SC 29547

$119,000

3 bd · 1.0 ba · 1,008 sqft · Manufactured · 20 Days on market

Manufactured home Built 1981 0.78 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 +9.2/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Schools +1.6/10.0

Listing remarks

This versatile . 78-acre property at 2028 Oakland Road in Hamer, SC offers a great rural living opportunity or investment, featuring a single-wide mobile home site, abundant yard space, and easy access to local thoroughfares like I-95 and Highway 301. Generous Acreage expansive . 78-acre lot offering plenty of room for gardens, outdoor recreation, or expansion. Excellent Location situated in the peaceful Hamer area, just minutes from the South Carolina-North Carolina border. Convenient commuting and quick, easy access to Interstate 95 makes travel to nearby Florence, SC, or Fayetteville, NC, a breeze.

Key facts

• Expansive lot
• Generous acreage
• Abundant yard space

Tags

• SINGLE-WIDE MOBILE HOME SITE
• ABUNDANT YARD SPACE
• GENEROUS ACREAGE
• EXPANSIVE LOT
• EXCELLENT LOCATION

Property features AI

Exterior

• Home design: Mobile home (residential); Single-family style; Above-grade living area: 1,008
• Construction: Vinyl siding
• Exterior features: Fenced yard

Interior

• Kitchen: Range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Range; Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (33.9% below list).
• Recommended offer: $79k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dillon 04 (town): math 14% / reading 27% proficiency, ranked #72 of 80 in SC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dillon Middle (math 10% / reading 22%, grade F, #196 of 229 statewide, top 87%, 666 students, 100% FRL); Dillon High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 869 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($823 loan paydown + $7k appreciation (6.0% local appreciation)).
• Dillon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $119k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire 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 $78,629 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.66% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.86×
• Total profit: $28,628
• Equity at exit: $74,820

10-year hold

• IRR: 13.4%
• Equity multiple: 3.66×
• Total profit: $88,538
• Equity at exit: $135,693

Cash invested: $33,320 (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 29547

• Home prices YoY: 6.7%
• Active inventory: 18
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $786 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-89

Break-even live

Break-even rent $899

Max offer price $103,233

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-56	+0% $-89	+5% $-123	+10% $-157
Rent	-10% $-151	-5% $-120	+0% $-89	+5% $-58	+10% $-27
Rate	-1.0pp $-29	-0.5pp $-59	base $-89	+0.5pp $-120	+1.0pp $-151

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $119,000 Active 20 DOM
2. 2026-06-21
   days on market $119,000 Active 19 DOM
3. 2026-06-21
   days on market $119,000 Active 18 DOM
4. 2026-06-18
   days on market $119,000 Active 16 DOM
5. 2026-06-17
   days on market $119,000 Active 15 DOM
6. 2026-06-16
   days on market $119,000 Active 14 DOM
7. 2026-06-15
   days on market $119,000 Active 13 DOM
8. 2026-06-13
   days on market $119,000 Active 11 DOM
9. 2026-06-12
   days on market $119,000 Active 10 DOM
10. 2026-06-09
    days on market $119,000 Active 7 DOM
11. 2026-06-08
    days on market $119,000 Active 6 DOM
12. 2026-06-08
    days on market $119,000 Active 5 DOM
13. 2026-06-07
    pricedays on market $119,000 Active 4 DOM
14. 2026-06-03
    remarks 608-char remark
15. 2026-06-03
    listed $199,000 Active 1 DOM

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$237/yr (+$20/mo · 53.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,435
• − Mortgage interest: −$6,666
• − Property taxes: −$441
• − Insurance: −$595
• − Repairs & maintenance: −$755
• − Management: −$755
• − Depreciation: −$3,462
• Taxable loss: −$3,238
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $-294/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: Dillon 04
• NCES district ID: 4501920
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $27,820
• Composite: 16.16/100
• National rank: #9230
• State rank: #72 of 80 in SC

Livability — Little Rock

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

Census & demographics

• Population (ZIP): 2,552

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Black 32% Native American 8% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 5% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.00%
• Current HPI: 96.1832
• 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

+1226.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $199,000 RAGPD
• 2016-07-11 Sold (Public Records) $55,000 Public Records
• 2013-04-29 Sold (Public Records) $15,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $441 · +2.2% YoY. Source: county tax records.