186 Corry Rd · Blacksburg, SC 29702

$135,000

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 219 Days on market

Built 1999 8.50 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

8.5 ACRES WITH RV HOOKUP! Discover incredible value and privacy in one package. This 3BR/2BA home offers a functional floor plan and a massive laundry room for extra storage. The sprawling 8.5-acre lot is the showstopper, featuring a separate RV site with its own septic and shared well. From gardening and livestock to parking your toys, there is room for it all here. High-acreage properties at this price point are rare don't miss out on this versatile country sanctuary! financing options are limited to cash or land only.

Key facts

• 8.5 acres
• Rv lot
• 8.5 acre lot

Tags

• 8.5 ACRES
• SPACIOUS LAUNDRY ROOM
• RV LOT

Property features AI

Finance

• Other: Lot size approximately 5–10 acres; Approximate lot dimensions: 422 x 736 x 423 x 854 x 61; No finished below-grade or unfinished square footage reported
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Covered parking spaces; Gravel driveway
• Utilities: Well water; Electric water heater; Septic system; Private garbage pickup
• Home design: Single-story residential property; Built in 1999; Crawl space foundation
• Construction: Vinyl siding exterior; Other roof (see remarks)
• Exterior features: R/V and boat parking; Level lot with some trees

Interior

• Kitchen: Kitchen (approx. 10 x 12); Refrigerator; Electric freestanding range
• Bedrooms: Primary bedroom on the main level (approx. 11 x 12); Second bedroom (approx. 7 x 9); Third bedroom (approx. 8 x 12); Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric forced air heating; Central forced cooling
• Interior features: Cable available; Ceiling fans; Blown ceiling finish; Open floor plan; Laminate countertops
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#289 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, amenities F, commute F.
• Cherokee 01 (rural): math 29% / reading 40% proficiency, ranked #47 of 80 in SC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 200 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $45k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $135k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.7

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,027
• Equity at exit: $20,129

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,384
• Equity at exit: $11,672

Cash invested: $37,800 (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 29702

• Home prices YoY: -23.9%
• Active inventory: 45
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $154

Break-even live

Break-even rent $1,265

Max offer price $135,000

Occupancy floor 84%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-15
   remarks 526-char remark
2. 2026-06-15
   listed $135,000 Active 219 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,515
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,927
• Taxable loss: −$274
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $1,910/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: Cherokee 01
• NCES district ID: 4501500
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $34,262
• Composite: 28.39/100
• National rank: #6768
• State rank: #47 of 80 in SC

Livability — Blacksburg

• Score: 56/100
• State rank: #289
• US rank: #22576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,855

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 58,602 people
• By 2030: 59,336 · +1.3%
• By 2040: 60,266 · +2.8%
• By 2050: 60,314 · +2.9%
• By 2075: 59,276 · +1.2%
• By 2100: 53,788 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 5% Hispanic / Latino 4%
• Common ancestry: Serbian 1% Lithuanian 1% Scottish 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -29.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+43.8 2016: R+41.7 2012: R+29.3 2008: R+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.63%
• Current HPI: 158.1138
• 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

+321.9% since first listed

19 events — show timeline

• 2026-06-15 Listing Removed — Greater Greenville MLS
• 2026-06-14 Relisted — SPMLS
• 2026-06-14 Relisted — Greater Greenville MLS
• 2026-04-15 Listing Removed — Greater Greenville MLS
• 2026-02-09 Price Changed $135,000 SPMLS
• 2026-02-03 Price Changed $135,000 Greater Greenville MLS
• 2025-12-10 Price Changed $155,000 Greater Greenville MLS
• 2025-12-09 Price Changed $155,000 SPMLS
• 2025-12-02 Price Changed $165,000 Greater Greenville MLS
• 2025-12-01 Price Changed $165,000 SPMLS
• 2025-11-04 Price Changed $175,000 Greater Greenville MLS
• 2025-11-04 Price Changed $175,000 SPMLS
• 2025-10-01 Relisted — SPMLS
• 2025-10-01 Relisted — Greater Greenville MLS
• 2025-09-24 Pending — Greater Greenville MLS
• 2025-09-24 Pending — SPMLS
• 2025-09-03 Listed $180,000 SPMLS
• 2025-09-03 Listed $180,000 Greater Greenville MLS
• 2004-11-15 Sold (Public Records) $32,000 Public Records

Property tax history

+33.7%/yr

Latest (2025): $215 · -43.3% YoY. Source: county tax records.