175 Schoolhouse Rd · Harleyville, SC 29437

$247,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 583 Days on market

Built 2000 2.14 ac lot Est $213k · 16% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.1/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

Are you looking to escape the hustle and bustle of the city? look no further, this is the perfect retreat for the outdoorsy type but still close to town! get the best of both worlds right here! This move in ready, renovated mobile home is ready for its new owner! The previous owner has gone through this property with a fine tooth comb and an open checkbook, there were no expenses spared with the renovations that were completed. As you walk through the door, you are greeted with a large eat in kitchen, to the left is the owners suite with brand new LVP flooring throughout. the second bedroom is on the opposite side of the home so there is plenty of privacy. Outside you will find a 12x24 heated and cooled workshop with a 24x38 carport right beside it! Call today, this one won't last lon

Key facts

• 2.14 acre lot
• 5 garage spots
• Built 2000

Property features AI

Exterior

• Parking: Detached garage space(s) including 2-car and 3-car garage options; Total parking for 5 vehicles; No carport spaces
• Utilities: Septic tank; Dominion Energy
• Home design: Single-wide manufactured/mobile home; Residential property; One level; Fee simple ownership
• Construction: Vinyl skirt
• Exterior features: Asphalt roof; 2–5 acre wooded lot; Second garage; Workshop; RV/boat storage; Storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 2 bedrooms; Primary bedroom with garden tub/shower, multiple closets, and split plan
• Flooring: Luxury vinyl; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Cathedral/vaulted ceilings; Garden tub with separate shower; Kitchen island; Eat-in kitchen; Great room
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $247k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (24.1% below list).
• Recommended offer: $187k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.9% in Harleyville — 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 62/100 on livability (#189 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Dorchester 04 (rural): math 17% / reading 33% proficiency, ranked #62 of 80 in SC (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harleyville Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 226 students, 100% FRL); Harleyville-Ridgeville Middle (math 7% / reading 25%, grade F, #196 of 229 statewide, top 87%, 169 students, 100% FRL); Woodland High (math 5% / reading 87%, grade D-, #163 of 196 statewide, top 83%, 612 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 583 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $42k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $187,372 (24.1% 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. It's been on market 583 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $212,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Limestone Rd	0.49mi	3/2.0 (+1)	1,140 (-6%)	13mo	$200,000	$175	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $120,111
• Equity at exit: $222,517

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $365,119
• Equity at exit: $479,867

Cash invested: $69,160 (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 29437

• Home prices YoY: 9.6%
• Active inventory: 21
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-227

Break-even live

Break-even rent $2,161

Max offer price $214,193

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-141	+0% $-227	+5% $-312	+10% $-397
Rent	-10% $-375	-5% $-301	+0% $-227	+5% $-153	+10% $-79
Rate	-1.0pp $-102	-0.5pp $-164	base $-227	+0.5pp $-291	+1.0pp $-356

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $247,000 Active 583 DOM
2. 2026-06-18
   days on market $247,000 Active 580 DOM
3. 2026-06-17
   days on market $247,000 Active 579 DOM
4. 2026-06-16
   days on market $247,000 Active 578 DOM
5. 2026-06-15
   days on market $247,000 Active 577 DOM
6. 2026-06-13
   days on market $247,000 Active 575 DOM
7. 2026-06-10
   days on market $247,000 Active 572 DOM
8. 2026-06-09
   days on market $247,000 Active 571 DOM
9. 2026-06-08
   days on market $247,000 Active 570 DOM
10. 2026-06-07
    days on market $247,000 Active 569 DOM
11. 2026-06-03
    days on market $247,000 Active 565 DOM
12. 2026-06-03
    days on market $247,000 Active 564 DOM
13. 2026-06-01
    days on market $247,000 Active 563 DOM
14. 2026-05-31
    days on market $247,000 Active 562 DOM
15. 2025-11-18
    price $247,000
16. 2025-04-15
    price $247,500
17. 2025-02-27
    price $250,000
18. 2024-12-04
    price $275,000
19. 2024-11-15
    listed $288,888 Active
20. 2023-01-27
    soldstatus $200,000 Closed 796-char remark

    Show marketing remark (796 chars)

    Are you looking to escape the hustle and bustle of the city? look no further, this is the perfect retreat for the outdoorsy type but still close to town! get the best of both worlds right here! This move in ready, renovated mobile home is ready for its new owner! The previous owner has gone through this property with a fine tooth comb and an open checkbook, there were no expenses spared with the renovations that were completed. As you walk through the door, you are greeted with a large eat in kitchen, to the left is the owners suite with brand new LVP flooring throughout. the second bedroom is on the opposite side of the home so there is plenty of privacy. Outside you will find a 12x24 heated and cooled workshop with a 24x38 carport right beside it! Call today, this one won't last lon

21. 2023-01-18
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Are you looking to escape the hustle and bustle of the city? look no further, this is the perfect retreat for the outdoorsy type but still close to town! get the best of both worlds right here! This move in ready, renovated mobile home is ready for its new owner! The previous owner has gone through this property with a fine tooth comb and an open checkbook, there were no expenses spared with the renovations that were completed. As you walk through the door, you are greeted with a large eat in kitchen, to the left is the owners suite with brand new LVP flooring throughout. the second bedroom is on the opposite side of the home so there is plenty of privacy. Outside you will find a 12x24 heated and cooled workshop with a 24x38 carport right beside it! Call today, this one won't last lon

22. 2023-01-14
    listed $205,000 Active 796-char remark

    Show marketing remark (796 chars)

    Are you looking to escape the hustle and bustle of the city? look no further, this is the perfect retreat for the outdoorsy type but still close to town! get the best of both worlds right here! This move in ready, renovated mobile home is ready for its new owner! The previous owner has gone through this property with a fine tooth comb and an open checkbook, there were no expenses spared with the renovations that were completed. As you walk through the door, you are greeted with a large eat in kitchen, to the left is the owners suite with brand new LVP flooring throughout. the second bedroom is on the opposite side of the home so there is plenty of privacy. Outside you will find a 12x24 heated and cooled workshop with a 24x38 carport right beside it! Call today, this one won't last lon

23. 2023-01-05
    historical
24. 2022-12-19
    price $224,900
25. 2022-12-05
    price $229,999
26. 2022-12-03
    price $234,900
27. 2022-11-14
    listed $239,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,485
• − Mortgage interest: −$13,836
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$7,185
• Taxable loss: −$7,074
• Est. tax savings @ 24.0%: +$1,698
• After-tax cash flow: $-1,023/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: Dorchester 04
• NCES district ID: 4500002
• Math proficiency: 17% ▼ -18.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,082
• Composite: 20.67/100
• National rank: #8533
• State rank: #62 of 80 in SC

Livability — Harleyville

• Score: 62/100
• State rank: #189
• US rank: #16485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,287

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 25% Hispanic / Latino 21% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 6%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 18% Chinese 2%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.06%
• Current HPI: 252.2816
• 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

+3.3% since first listed

13 events — show timeline

• 2025-11-18 Price Changed $247,000 Charleston Trident MLS
• 2025-04-15 Price Changed $247,500 Charleston Trident MLS
• 2025-02-27 Price Changed $250,000 Charleston Trident MLS
• 2024-12-04 Price Changed $275,000 Charleston Trident MLS
• 2024-11-15 Listed $288,888 Charleston Trident MLS
• 2023-01-27 Sold (MLS) $200,000 Charleston Trident MLS
• 2023-01-18 Contingent — Charleston Trident MLS
• 2023-01-14 Listed $205,000 Charleston Trident MLS
• 2023-01-05 Listing Removed — Charleston Trident MLS
• 2022-12-19 Price Changed $224,900 Charleston Trident MLS
• 2022-12-05 Price Changed $229,999 Charleston Trident MLS
• 2022-12-03 Price Changed $234,900 Charleston Trident MLS
• 2022-11-14 Listed $239,000 Charleston Trident MLS

Property tax history

+1.8%/yr

Latest (2022): $142 · +0.0% YoY. Source: county tax records.