277 Hub Greer Road Rd · Mayo, SC 29323

$119,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 26 Days on market

Built 1983 0.77 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for land, potential, and a place to make your own? This single wide mobile home in Chesnee sits on a total of 2 surveyed lots totaling . 77 acres, offering plenty of possibilities for future use or expansion. One lot previously had another manufactured home in place, making this a unique opportunity for investors, cash buyers, or anyone looking for space and flexibility. Enjoy the privacy and convenience of country living while still being close to town amenities. Whether you're looking for a rental investment, starter property, or land with utilities already in place, this property has tons of potential. Home is being sold AS-IS and the home will not qualify for financing. Cash buy

Key facts

• 2 surveyed lots
• Land with utilities
• .77 acres

Tags

• 2 SURVEYED LOTS
• .77 ACRES
• LAND WITH UTILITIES

Property features AI

Finance

• Financial info: Annual tax amount: $27

Exterior

• Parking: Detached or attached garage with 2 spaces
• Home design: Single wide mobile home; Single story
• Construction: Vinyl siding construction; 980 above-grade finished area
• Exterior features: Vinyl siding; Lot approximately 0.77 acres; Directions: North on 221, left onto Hub Greer Rd; 277/273 Hub Greer Road on the left

Interior

• Bedrooms: Mobile home (single wide) layout
• Bathrooms: Two full bathrooms
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.7% in Mayo — 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 64/100 on livability (#151 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Spartanburg 02 (suburban): math 49% / reading 56% proficiency, ranked #6 of 80 in SC (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mayo Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 338 students, 71% FRL); Chesnee Middle (math 36% / reading 48%, grade D-, #64 of 229 statewide, top 29%, 534 students, 69% FRL); Chesnee High (math 62% / reading 87%, grade B+, #38 of 196 statewide, top 20%, 704 students, 63% FRL) — zoned schools average 68% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 308 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 $823 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $119k implies a 1090% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% 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. 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.
3. 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.
4. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,504
• Equity at exit: $17,743

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $13,005
• Equity at exit: $10,289

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 29323

• Home prices YoY: -8.0%
• Active inventory: 308
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $216

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 79%

Sensitivity live

Price	-10% $298	-5% $257	+0% $216	+5% $175	+10% $134
Rent	-10% $112	-5% $164	+0% $216	+5% $268	+10% $320
Rate	-1.0pp $276	-0.5pp $246	base $216	+0.5pp $185	+1.0pp $154

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 17 events

1. 2026-06-18
   days on market $119,000 Active 26 DOM
2. 2026-06-17
   days on market $119,000 Active 25 DOM
3. 2026-06-16
   days on market $119,000 Active 24 DOM
4. 2026-06-15
   days on market $119,000 Active 23 DOM
5. 2026-06-14
   days on market $119,000 Active 21 DOM
6. 2026-06-13
   days on market $119,000 Active 20 DOM
7. 2026-06-10
   days on market $119,000 Active 18 DOM
8. 2026-06-09
   days on market $119,000 Active 17 DOM
9. 2026-06-08
   days on market $119,000 Active 16 DOM
10. 2026-06-07
    days on market $119,000 Active 15 DOM
11. 2026-06-05
    days on market $119,000 Active 12 DOM
12. 2026-06-02
    days on market $119,000 Active 10 DOM
13. 2026-06-01
    days on market $119,000 Active 9 DOM
14. 2026-05-31
    days on market $119,000 Active 8 DOM
15. 2026-05-30
    days on market $119,000 Active 7 DOM
16. 2026-05-23
    listed $119,000 Active
17. 1995-03-01
    soldstatus $10,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,773
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,462
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,414/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: Spartanburg 02
• NCES district ID: 4503510
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $49,591
• Composite: 44.79/100
• National rank: #2742
• State rank: #6 of 80 in SC

Livability — Mayo

• Score: 64/100
• State rank: #151
• US rank: #14285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayo, SC
• City population: 347
• Population (ZIP): 15,087

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Black 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Romanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -25.81%
• Current HPI: 297.6589
• 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

+1090.0% since first listed

2 events — show timeline

• 2026-05-23 Listed $119,000 SPMLS
• 1995-03-01 Sold (Public Records) $10,000 Public Records