790 Campground Rd · Walterboro, SC 29488

$259,368

3 bd · 2.0 ba · 1,790 sqft · Manufactured public records · 180 Days on market

Manufactured home Built 2025 Excellent condition 1.50 ac lot $145/sqft · at area comps Est $260k · at est.

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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).

• ARV discount +7.6/15.0
• Cash flow +5.8/30.0
• Condition / age +5.0/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Manufactured-home adj. -2.4

Listing remarks

Discover this brand new, move-in-ready 3 bedroom, 2 bathroom home situated on a spacious 1.5-acre lot, offering the perfect blend of modern design, privacy, and open space. This beautifully constructed home features a bright open-concept floor plan that seamlessly connects the living room, dining area, and kitchen--ideal for entertaining and everyday living. The modern kitchen is a standout feature, complete with a large center island, abundant cabinetry, and generous counter space--perfect for cooking, hosting, and family gatherings.

Key facts

• Large center island
• Ample closet space
• Large lot

Tags

• OPEN CONCEPT FLOOR PLAN
• MODERN KITCHEN
• LARGE CENTER ISLAND
• PRIVATE PRIMARY SUITE
• AMPLE CLOSET SPACE
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (38.1% below list).
• Recommended offer: $161k (38.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hendersonville Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 342 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 292 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($47k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

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 $160,596 (38.1% 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 180 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $260,000
• List price: $259,368
• Delta: -0.24%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1957 Beach Rd	1.35mi	3/2.0	1,771 (-1%)	13mo	$259,900	$147	52
158 Dicks Hill Lane Ln	1.47mi	3/2.0	1,680 (-6%)	4mo	$260,000	$155	51
1520 Cane Branch Rd	1.41mi	3/2.5	1,868 (+4%)	12mo	$635,000	$340	46
132 Wexford Way	1.94mi	3/2.0	1,610 (-10%)	4mo	$325,000	$202	45
115 Neland Ct	0.16mi	4/3.0 (+1)	2,248 (+26%)	18mo	$265,000	$118	44
913 Peniel Rd Interior Parcel Rd	2.13mi	4/2.0 (+1)	1,900 (+6%)	9mo	$235,000	$124	42
328 Sandy Springs Cir	2.25mi	3/2.5	2,151 (+20%)	3mo	$567,000	$264	35
54 Summer Dr	2.15mi	3/2.5	2,192 (+22%)	7mo	$420,500	$192	32
197 Davis Cir	2.21mi	4/2.0 (+1)	1,512 (-16%)	6mo	$134,000	$89	30
85 Prestwick Pl	2.00mi	4/2.5 (+1)	2,006 (+12%)	10mo	$389,000	$194	30
1111 Sandy Springs Cir	2.24mi	3/3.0	2,326 (+30%)	14mo	$515,000	$221	24
62 Wexford Way	2.02mi	5/2.0 (+2)	2,048 (+14%)	12mo	$310,000	$151	21

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

Projected returns pro-forma

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

5-year hold

• IRR: -31.6%
• Equity multiple: -0.04×
• Total profit: $-75,361
• Equity at exit: $38,673

10-year hold

• IRR: -35.5%
• Equity multiple: -0.49×
• Total profit: $-108,476
• Equity at exit: $22,425

Cash invested: $72,623 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29488

• Home prices YoY: -33.6%
• Active inventory: 292
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$1,360
• Tax est. 1.5%: −$324 /mo · $3,891/yr
• Insurance: −$108
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-524

Break-even live

Break-even rent $2,269

Max offer price $183,584

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-434	+0% $-524	+5% $-613	+10% $-703
Rent	-10% $-651	-5% $-587	+0% $-524	+5% $-460	+10% $-397
Rate	-1.0pp $-393	-0.5pp $-458	base $-524	+0.5pp $-591	+1.0pp $-659

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: $64,842
• Closing costs: $7,781
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank
• Home design: Manufactured double-wide homeOne levelNew construction
• Construction: Asphalt roofBrick skirting
• Exterior features: Level lot1–2 acre lot

Interior

• Kitchen: DishwasherElectric rangeRange hoodRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Kitchen islandWalk-in closetsEat-in kitchenGreat roomPantry
• Laundry & utility: Laundry room with washer and electric dryer hookups

Listing history 45 events

1. 2026-07-25
   days on market $259,368 Active 180 DOM
2. 2026-07-24
   days on market $259,368 Active 179 DOM
3. 2026-07-23
   days on market $259,368 Active 178 DOM
4. 2026-07-22
   days on market $259,368 Active 177 DOM
5. 2026-07-21
   days on market $259,368 Active 176 DOM
6. 2026-07-20
   days on market $259,368 Active 175 DOM
7. 2026-07-18
   days on market $259,368 Active 173 DOM
8. 2026-07-17
   days on market $259,368 Active 172 DOM
9. 2026-07-16
   days on market $259,368 Active 171 DOM
10. 2026-07-15
    days on market $259,368 Active 170 DOM
11. 2026-07-14
    days on market $259,368 Active 169 DOM
12. 2026-07-13
    days on market $259,368 Active 168 DOM
13. 2026-07-12
    days on market $259,368 Active 167 DOM
14. 2026-07-12
    days on market $259,368 Active 166 DOM
15. 2026-07-10
    days on market $259,368 Active 165 DOM
16. 2026-07-09
    days on market $259,368 Active 164 DOM
17. 2026-07-07
    days on market $259,368 Active 162 DOM
18. 2026-07-06
    days on market $259,368 Active 161 DOM
19. 2026-07-05
    days on market $259,368 Active 160 DOM
20. 2026-07-05
    days on market $259,368 Active 159 DOM
21. 2026-07-03
    days on market $259,368 Active 158 DOM
22. 2026-07-02
    days on market $259,368 Active 157 DOM
23. 2026-07-01
    days on market $259,368 Active 156 DOM
24. 2026-06-30
    days on market $259,368 Active 155 DOM
25. 2026-06-29
    days on market $259,368 Active 154 DOM
26. 2026-06-28
    days on market $259,368 Active 153 DOM
27. 2026-06-27
    days on market $259,368 Active 152 DOM
28. 2026-06-26
    days on market $259,368 Active 151 DOM
29. 2026-06-22
    days on market $259,368 Active 147 DOM
30. 2026-06-21
    days on market $259,368 Active 146 DOM
31. 2026-06-21
    days on market $259,368 Active 145 DOM
32. 2026-06-18
    days on market $259,368 Active 143 DOM
33. 2026-06-17
    days on market $259,368 Active 142 DOM
34. 2026-06-16
    days on market $259,368 Active 141 DOM
35. 2026-06-15
    days on market $259,368 Active 140 DOM
36. 2026-06-13
    days on market $259,368 Active 138 DOM
37. 2026-06-12
    days on market $259,368 Active 137 DOM
38. 2026-06-09
    days on market $259,368 Active 134 DOM
39. 2026-06-08
    days on market $259,368 Active 133 DOM
40. 2026-06-08
    days on market $259,368 Active 132 DOM
41. 2026-06-04
    days on market $259,368 Active 128 DOM
42. 2026-06-02
    days on market $259,368 Active 127 DOM
43. 2026-06-01
    days on market $259,368 Active 126 DOM
44. 2026-05-31
    days on market $259,368 Active 125 DOM
45. 2026-01-26
    listed $259,368 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 ≥107°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: $19,272
• − Mortgage interest: −$14,529
• − Property taxes: −$3,891
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$7,545
• Taxable loss: −$11,073
• Est. tax savings @ 24.0%: +$2,658
• After-tax cash flow: $-3,627/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This move-in-ready 3-bedroom, 2-bathroom home on a spacious 1.5-acre lot is in excellent condition with modern features and a well-maintained exterior. Simple updates like landscaping and painting can further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting — Fresh paint can make the home look more inviting and modern. ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Hendersonville Elementary F SC #553/597 Nat'l #36,758/41,679 Middle Colleton County Middle F SC #210/229 Nat'l #12,966/14,009 High Colleton County High C- SC #137/196 Nat'l #4,773/17,239

Schools (NCES district)

• District: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

D Composite livability gradescore 57/100

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Colleton · 34,932 people
• City population: 22,367
• Population (ZIP): 22,367
• Household income: $47,083
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 10% of renters

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Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank
• Home design: Manufactured double-wide homeOne levelNew construction
• Construction: Asphalt roofBrick skirting
• Exterior features: Level lot1–2 acre lot

Interior

• Kitchen: DishwasherElectric rangeRange hoodRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Kitchen islandWalk-in closetsEat-in kitchenGreat roomPantry
• Laundry & utility: Laundry room with washer and electric dryer hookups

Price history

1 event — show timeline

• 2026-01-26 Listed $259,368 Charleston Trident MLS