2239 Quail Run · Privateer, SC 29154

$172,500

4 bd · 2.0 ba · 1,768 sqft · Other · 133 Days on market

Built 2023 0.40 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new Live Oak Double wide manufactured home with new septic, new electric service meter and water meter. One year factory limited warranty included. Linoleum / vinyl floor throughout with carpet in the bedrooms. Brick foundation.

Key facts

• Vinyl flooring
• Split floorplan
• Soaking tub

Tags

• SPLIT FLOORPLAN
• VINYL FLOORING
• SOAKING TUB
• WALK-IN CLOSET
• FRONT PORCH
• STORAGE SHED

Property features AI

Exterior

• Parking: No specific parking details provided
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Manufactured house; One level
• Construction: Vinyl siding; Shingle roof; Built as a manufactured home
• Exterior features: Deck; Storm door(s); Shed(s); Paved road access; Public maintained road

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher; Exhaust fan
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump (heating and cooling); Electric heating
• Interior features: Kitchen island; Pantry; Walk-in closet(s); Open floorplan; Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $172k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#258 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment F.
• Sumter 01 (urban): math 18% / reading 28% proficiency, ranked #64 of 80 in SC (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pocalla Springs Elementary (math 14% / reading 17%, grade F, #539 of 597 statewide, top 91%, 652 students, 100% FRL); Furman Middle (math 9% / reading 23%, grade F, #196 of 229 statewide, top 87%, 729 students, 100% FRL); Lakewood High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 1,036 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 229 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Sumter County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,974
• Equity at exit: $25,720

10-year hold

• IRR: 12.7%
• Equity multiple: 2.06×
• Total profit: $51,189
• Equity at exit: $14,915

Cash invested: $48,300 (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 29154

• Home prices YoY: -32.7%
• Rents YoY: 4.2%
• Active inventory: 229
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $466

Break-even live

Break-even rent $1,329

Max offer price $172,500

Occupancy floor 71%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $172,500 Active 133 DOM
2. 2026-06-18
   days on market $172,500 Active 132 DOM
3. 2026-06-17
   days on market $172,500 Active 131 DOM
4. 2026-06-16
   days on market $172,500 Active 130 DOM
5. 2026-06-15
   days on market $172,500 Active 129 DOM
6. 2026-06-14
   days on market $172,500 Active 127 DOM
7. 2026-06-13
   days on market $172,500 Active 126 DOM
8. 2026-06-10
   days on market $172,500 Active 124 DOM
9. 2026-06-09
   days on market $172,500 Active 123 DOM
10. 2026-06-08
    days on market $172,500 Active 122 DOM
11. 2026-06-07
    days on market $172,500 Active 121 DOM
12. 2026-06-02
    days on market $172,500 Active 116 DOM
13. 2026-06-01
    days on market $172,500 Active 115 DOM
14. 2026-05-31
    days on market $172,500 Active 114 DOM
15. 2026-05-30
    days on market $172,500 Active 113 DOM
16. 2026-02-06
    listed $172,500 Active
17. 2023-08-02
    soldstatus $164,000
18. 2023-07-24
    soldstatus $164,000 Closed 234-char remark

    Show marketing remark (234 chars)

    Brand new Live Oak Double wide manufactured home with new septic, new electric service meter and water meter. One year factory limited warranty included. Linoleum / vinyl floor throughout with carpet in the bedrooms. Brick foundation.

19. 2023-06-14
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Brand new Live Oak Double wide manufactured home with new septic, new electric service meter and water meter. One year factory limited warranty included. Linoleum / vinyl floor throughout with carpet in the bedrooms. Brick foundation.

20. 2023-05-23
    status Active 234-char remark

    Show marketing remark (234 chars)

    Brand new Live Oak Double wide manufactured home with new septic, new electric service meter and water meter. One year factory limited warranty included. Linoleum / vinyl floor throughout with carpet in the bedrooms. Brick foundation.

21. 2023-05-22
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Brand new Live Oak Double wide manufactured home with new septic, new electric service meter and water meter. One year factory limited warranty included. Linoleum / vinyl floor throughout with carpet in the bedrooms. Brick foundation.

22. 2023-05-15
    listed $169,000 Active 234-char remark

    Show marketing remark (234 chars)

    Brand new Live Oak Double wide manufactured home with new septic, new electric service meter and water meter. One year factory limited warranty included. Linoleum / vinyl floor throughout with carpet in the bedrooms. Brick foundation.

ⓘ 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: $882 · $73/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$101/yr (+$8/mo · 11.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,023
• − Mortgage interest: −$9,663
• − Property taxes: −$882
• − Insurance: −$862
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,018
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,889/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: Sumter 01
• NCES district ID: 4503902
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $40,423
• Composite: 19.45/100
• National rank: #8775
• State rank: #64 of 80 in SC

Livability — Privateer

• Score: 59/100
• State rank: #258
• US rank: #20541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Privateer, SC
• County: Sumter County · 76,912 people
• Metro: Sumter, SC
• Population (ZIP): 29,454
• Household income: $62,772
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 338.0

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 104,585 people
• By 2030: 102,282 · -2.2%
• By 2040: 96,258 · -8.0%
• By 2050: 89,592 · -14.3%
• By 2075: 74,715 · -28.6%
• By 2100: 60,235 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 36% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 51.9% · R 47.0% · Other 1.2%
• 2008→2024 swing: -10.6pp toward R · 2008: 15.4pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+13.0 2016: D+12.0 2012: D+17.5 2008: D+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.65%
• Current HPI: 157.8545
• Rent YoY: ▲ 4.19%
• Metro: Sumter, SC
• 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

+2.1% since first listed

7 events — show timeline

• 2026-02-06 Listed $172,500 SBOR
• 2023-08-02 Sold (Public Records) $164,000 Public Records
• 2023-07-24 Sold (MLS) $164,000 SBOR
• 2023-06-14 Pending — SBOR
• 2023-05-23 Relisted — SBOR
• 2023-05-22 Pending — SBOR
• 2023-05-15 Listed $169,000 SBOR

Property tax history

+9.9%/yr

Latest (2025): $882 · +7.4% YoY. Source: county tax records.