3130 Mt. Sinai Church Rd · Mayesville, SC 29080-0000

$150,000

3 bd · 2.0 ba · 1,529 sqft · Other public records · 42 Days on market

Built 1998 1.00 ac lot

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Why this score? — see what drove the D+ 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to 3130 Mt. Sinai Church Road—a beautifully maintained 3-bedroom, 2-bath manufactured home set in a peaceful rural area. Surrounded by open land and quiet country scenery, this property offers the privacy and calm so many buyers are seeking. Inside, the home has been exceptionally cared for, providing comfortable living with a functional layout. Outside, the large yard gives you plenty of room to spread out, garden, play, or simply enjoy the outdoors. If you're looking for a move-in-ready home with space, serenity, and a true country feel, this one is a must-see.

Key facts

• Open land
• Move-in-ready home
• Large yard

Tags

• OPEN LAND
• LARGE YARD
• MOVE-IN-READY HOME
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Private well water; Septic sewer
• Home design: Single-story home; Situated on approximately 1 acre
• Construction: Crawlspace foundation
• Exterior features: Deck; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with Formica countertops; Vinyl floor and wood cabinets; Dishwasher; Built-in/over-the-range microwave
• Bedrooms: Master bedroom on main level with garden tub, private bath, separate shower, private closet; Bedroom 2 on main level with shared bath, tub/shower, private closet; Bedroom 3 on main level with shared bath, tub/shower, private closet
• Flooring: Carpet in living and bedrooms; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpeted living and formal living areas; Formal living room with fireplace and ceiling fan; One wood stove fireplace; Free-standing smooth surface range
• Laundry & utility: Washer/dryer located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.9% below list).
• Recommended offer: $129k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#305 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime 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.
• Market conditions: 1 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $45k; list at $150k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,089 (13.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.7

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: 11.2%
• Equity multiple: 1.64×
• Total profit: $26,792
• Equity at exit: $67,446

10-year hold

• IRR: 13.3%
• Equity multiple: 2.98×
• Total profit: $82,966
• Equity at exit: $103,943

Cash invested: $42,000 (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 29080-0000

• Active inventory: 1
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $138

Break-even live

Break-even rent $1,116

Max offer price $150,000

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $150,000 Active 42 DOM
2. 2026-06-18
   days on market $150,000 Active 41 DOM
3. 2026-06-17
   days on market $150,000 Active 40 DOM
4. 2026-06-16
   days on market $150,000 Active 39 DOM
5. 2026-06-15
   days on market $150,000 Active 38 DOM
6. 2026-06-14
   days on market $150,000 Active 36 DOM
7. 2026-06-13
   days on market $150,000 Active 35 DOM
8. 2026-06-10
   days on market $150,000 Active 33 DOM
9. 2026-06-09
   days on market $150,000 Active 32 DOM
10. 2026-06-08
    days on market $150,000 Active 31 DOM
11. 2026-06-07
    days on market $150,000 Active 30 DOM
12. 2026-06-02
    days on market $150,000 Active 25 DOM
13. 2026-06-01
    days on market $150,000 Active 24 DOM
14. 2026-05-31
    days on market $150,000 Active 23 DOM
15. 2026-05-30
    days on market $150,000 Active 22 DOM
16. 2026-05-08
    listed $150,000 Active
17. 2026-03-23
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Welcome to 3130 Mt. Sinai Church Road—a beautifully maintained 3-bedroom, 2-bath manufactured home set in a peaceful rural area. Surrounded by open land and quiet country scenery, this property offers the privacy and calm so many buyers are seeking. Inside, the home has been exceptionally cared for, providing comfortable living with a functional layout. Outside, the large yard gives you plenty of room to spread out, garden, play, or simply enjoy the outdoors. If you're looking for a move-in-ready home with space, serenity, and a true country feel, this one is a must-see.

18. 2026-03-20
    status Pending
19. 2026-01-13
    listed $150,000 Active 583-char remark

    Show marketing remark (583 chars)

    Welcome to 3130 Mt. Sinai Church Road—a beautifully maintained 3-bedroom, 2-bath manufactured home set in a peaceful rural area. Surrounded by open land and quiet country scenery, this property offers the privacy and calm so many buyers are seeking. Inside, the home has been exceptionally cared for, providing comfortable living with a functional layout. Outside, the large yard gives you plenty of room to spread out, garden, play, or simply enjoy the outdoors. If you're looking for a move-in-ready home with space, serenity, and a true country feel, this one is a must-see.

20. 2026-01-09
    listed $150,000 Active
21. 2019-05-10
    soldstatus $45,000
22. 2019-05-09
    soldstatus
23. 2019-05-08
    soldstatus $45,000
24. 2019-03-21
    listed $59,900
25. 2018-07-25
    listed $54,900

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$464/yr (+$39/mo · 118.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,491
• − Mortgage interest: −$8,402
• − Property taxes: −$391
• − Insurance: −$750
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,364
• Taxable loss: −$894
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,872/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 — Mayesville

• Score: 55/100
• State rank: #305
• US rank: #23372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+173.2% since first listed

10 events — show timeline

• 2026-05-08 Listed $150,000 Consolidated MLS
• 2026-03-23 Pending — SBOR
• 2026-03-20 Pending — Consolidated MLS
• 2026-01-13 Listed $150,000 SBOR
• 2026-01-09 Listed $150,000 Consolidated MLS
• 2019-05-10 Sold (Public Records) $45,000 Public Records
• 2019-05-09 Sold (MLS) — RAGPD
• 2019-05-08 Sold (MLS) $45,000 SBOR
• 2019-03-21 Listed $59,900 RAGPD
• 2018-07-25 Listed $54,900 SBOR

Property tax history

+25.5%/yr

Latest (2025): $391 · +1.2% YoY. Source: county tax records.