514 Old Trail Rd · Beech Island, SC 29842

$90,500

3 bd · 2.0 ba · 400 sqft · Other public records · 38 Days on market

Built 1985 0.43 ac lot ↓ 18% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A property with potential and room to grow. This three-bedroom, two bath home sits on a spacious lot in a peaceful Beech Island neighborhood. It offers an excellent opportunity for buyers looking to invest, renovate, or customize a home to fit their vision. The property features a brick foundation skirt, a metal roof added in 2018, central electric heat, a carport, and a large detached metal workshop was added in 2013. The shop provides valuable space for storage, hobbies, or hands-on projects. Inside, the home offers a functional layout with plenty of room to reimagine. With some TLC, this property can truly shine--whether you're an investor seeking your next project or a DIY buyer ready to bring new life to this home. Outdoor space is abundant, with a generous yard, mostly fenced backyard, off-street parking, and a quiet location that still offers convenient access to local amenities, major roadways, and area employers. A great opportunity to create something special. Home is being sold AS-IS. Buyers using financing should confirm eligibility with their lender.

Key facts

• Metal roof
• Generous yard
• 0.43 acre lot

Tags

• BRICK FOUNDATION SKIRT
• METAL ROOF
• CENTRAL ELECTRIC HEAT
• DETACHED METAL WORKSHOP
• GENEROUS YARD
• MOSTLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Community park; Street lights in the neighborhood

Exterior

• Parking: Attached carport
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured home; Single-story
• Construction: Block, brick, and vinyl siding construction; Metal roof
• Exterior features: Covered front porch; Fenced yard; Workshop on property

Interior

• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (fireplace, electric, heat pump); Has cooling (wall/window unit(s))
• Interior features: Electric water heater; 7 total rooms; No basement (crawl space)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.1% in Beech Island — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Redcliffe Elementary (math 41% / reading 37%, grade F, #301 of 597 statewide, top 51%, 631 students, 100% FRL); Silver Bluff High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 708 students, 65% FRL) — zoned schools average 83% FRL vs 54% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 137 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $626 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate 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 $87,785 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.4

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $17,703
• Equity at exit: $13,494

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $57,097
• Equity at exit: $7,825

Cash invested: $25,340 (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 29842

• Home prices YoY: -26.2%
• Active inventory: 137
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$475
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $508

Break-even live

Break-even rent $750

Max offer price $90,500

Occupancy floor 59%

Sensitivity live

Price	-10% $559	-5% $534	+0% $508	+5% $483	+10% $457
Rent	-10% $398	-5% $453	+0% $508	+5% $563	+10% $618
Rate	-1.0pp $554	-0.5pp $531	base $508	+0.5pp $485	+1.0pp $461

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: $22,625
• Closing costs: $2,715
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $90,500 Active 38 DOM
2. 2026-06-17
   days on market $90,500 Active 37 DOM
3. 2026-06-16
   days on market $90,500 Active 36 DOM
4. 2026-06-15
   days on market $90,500 Active 35 DOM
5. 2026-06-14
   days on market $90,500 Active 33 DOM
6. 2026-06-13
   days on market $90,500 Active 32 DOM
7. 2026-06-10
   days on market $90,500 Active 30 DOM
8. 2026-06-09
   days on market $90,500 Active 29 DOM
9. 2026-06-08
   days on market $90,500 Active 28 DOM
10. 2026-06-07
    days on market $90,500 Active 27 DOM
11. 2026-06-03
    days on market $90,500 Active 23 DOM
12. 2026-06-02
    days on market $90,500 Active 22 DOM
13. 2026-06-01
    days on market $90,500 Active 21 DOM
14. 2026-05-31
    days on market $90,500 Active 20 DOM
15. 2026-05-30
    days on market $90,500 Active 19 DOM
16. 2026-05-23
    price $90,500

    Show marketing remark (1079 chars)

    A property with potential and room to grow. This three-bedroom, two bath home sits on a spacious lot in a peaceful Beech Island neighborhood. It offers an excellent opportunity for buyers looking to invest, renovate, or customize a home to fit their vision. The property features a brick foundation skirt, a metal roof added in 2018, central electric heat, a carport, and a large detached metal workshop was added in 2013. The shop provides valuable space for storage, hobbies, or hands-on projects. Inside, the home offers a functional layout with plenty of room to reimagine. With some TLC, this property can truly shine--whether you're an investor seeking your next project or a DIY buyer ready to bring new life to this home. Outdoor space is abundant, with a generous yard, mostly fenced backyard, off-street parking, and a quiet location that still offers convenient access to local amenities, major roadways, and area employers. A great opportunity to create something special. Home is being sold AS-IS. Buyers using financing should confirm eligibility with their lender.

17. 2026-05-23
    price $90,500 1079-char remark

    Show marketing remark (1079 chars)

    A property with potential and room to grow. This three-bedroom, two bath home sits on a spacious lot in a peaceful Beech Island neighborhood. It offers an excellent opportunity for buyers looking to invest, renovate, or customize a home to fit their vision. The property features a brick foundation skirt, a metal roof added in 2018, central electric heat, a carport, and a large detached metal workshop was added in 2013. The shop provides valuable space for storage, hobbies, or hands-on projects. Inside, the home offers a functional layout with plenty of room to reimagine. With some TLC, this property can truly shine--whether you're an investor seeking your next project or a DIY buyer ready to bring new life to this home. Outdoor space is abundant, with a generous yard, mostly fenced backyard, off-street parking, and a quiet location that still offers convenient access to local amenities, major roadways, and area employers. A great opportunity to create something special. Home is being sold AS-IS. Buyers using financing should confirm eligibility with their lender.

18. 2026-05-11
    historical
19. 2026-04-14
    price $94,500

    Show marketing remark (1079 chars)

    A property with potential and room to grow. This three-bedroom, two bath home sits on a spacious lot in a peaceful Beech Island neighborhood. It offers an excellent opportunity for buyers looking to invest, renovate, or customize a home to fit their vision. The property features a brick foundation skirt, a metal roof added in 2018, central electric heat, a carport, and a large detached metal workshop was added in 2013. The shop provides valuable space for storage, hobbies, or hands-on projects. Inside, the home offers a functional layout with plenty of room to reimagine. With some TLC, this property can truly shine--whether you're an investor seeking your next project or a DIY buyer ready to bring new life to this home. Outdoor space is abundant, with a generous yard, mostly fenced backyard, off-street parking, and a quiet location that still offers convenient access to local amenities, major roadways, and area employers. A great opportunity to create something special. Home is being sold AS-IS. Buyers using financing should confirm eligibility with their lender.

20. 2026-04-14
    price $94,500 1079-char remark

    Show marketing remark (1079 chars)

    A property with potential and room to grow. This three-bedroom, two bath home sits on a spacious lot in a peaceful Beech Island neighborhood. It offers an excellent opportunity for buyers looking to invest, renovate, or customize a home to fit their vision. The property features a brick foundation skirt, a metal roof added in 2018, central electric heat, a carport, and a large detached metal workshop was added in 2013. The shop provides valuable space for storage, hobbies, or hands-on projects. Inside, the home offers a functional layout with plenty of room to reimagine. With some TLC, this property can truly shine--whether you're an investor seeking your next project or a DIY buyer ready to bring new life to this home. Outdoor space is abundant, with a generous yard, mostly fenced backyard, off-street parking, and a quiet location that still offers convenient access to local amenities, major roadways, and area employers. A great opportunity to create something special. Home is being sold AS-IS. Buyers using financing should confirm eligibility with their lender.

21. 2026-03-03
    listed $94,500 Active
22. 2026-03-03
    listed $98,500 Active
23. 2026-03-02
    listed $98,500 Active 1079-char remark

    Show marketing remark (1079 chars)

    A property with potential and room to grow. This three-bedroom, two bath home sits on a spacious lot in a peaceful Beech Island neighborhood. It offers an excellent opportunity for buyers looking to invest, renovate, or customize a home to fit their vision. The property features a brick foundation skirt, a metal roof added in 2018, central electric heat, a carport, and a large detached metal workshop was added in 2013. The shop provides valuable space for storage, hobbies, or hands-on projects. Inside, the home offers a functional layout with plenty of room to reimagine. With some TLC, this property can truly shine--whether you're an investor seeking your next project or a DIY buyer ready to bring new life to this home. Outdoor space is abundant, with a generous yard, mostly fenced backyard, off-street parking, and a quiet location that still offers convenient access to local amenities, major roadways, and area employers. A great opportunity to create something special. Home is being sold AS-IS. Buyers using financing should confirm eligibility with their lender.

24. 2025-08-28
    price $110,000

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $966 · $81/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,724
• − Mortgage interest: −$5,069
• − Property taxes: −$966
• − Insurance: −$452
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,633
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $4,916/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Beech Island

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

Census & demographics

• Census place: Beech Island, SC
• Population (ZIP): 7,727

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 31% Two or more races 14% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.87%
• Current HPI: 171.2168
• 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

-17.7% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $90,500 Hive MLS
• 2026-05-23 Price Changed $90,500 AMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-14 Price Changed $94,500 Hive MLS
• 2026-04-14 Price Changed $94,500 AMLS
• 2026-03-03 Listed $98,500 Hive MLS
• 2026-03-03 Listed $94,500 Hive MLS
• 2026-03-02 Listed $98,500 AMLS
• 2025-08-28 Price Changed $110,000 AMLS

Property tax history

+12.0%/yr

Latest (2025): $966 · +212.4% YoY. Source: county tax records.