100 Sterling Silver Dr · Homeland Park, SC 29626

$170,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 18 Days on market

Built 2018 0.28 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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 2018 Clayton Homes single wide mobile home offering 3 bedrooms, 2 full bathrooms, and approximately 1,216 square feet of comfortable living space. Situated on . 28 acres, this home features an open-concept layout with a spacious living area, functional kitchen with ample cabinet space, farm sink and a split-bedroom floor plan for added privacy. The primary suite includes a private ensuite with soaking tub, separate shower, double sinks and walk in closet. The two additional bedrooms are generously sized, offering comfortable accommodations, and share a well-appointed hallway bathroom that provides convenience and functionality for family members or guest

Key facts

• Functional kitchen
• Soaking tub
• Farm sink

Tags

• OPEN-CONCEPT LAYOUT
• FUNCTIONAL KITCHEN
• FARM SINK
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE ENSUITE
• SOAKING TUB

Property features AI

Finance

• Other: Corner lot on a level parcel in a subdivision outside city limits (lot ~0.28 acre)
• HOA & community: Short-term rental allowed

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Septic listed as available
• Home design: Single-wide mobile home; One story; Main-level entry
• Construction: Vinyl siding; Architectural shingle roof; Built approximately 6–10 years ago; Clayton Mobile Homes builder; Crawlspace foundation
• Exterior features: Deck; Front porch; Storm windows/doors; Smoke detector(s)

Interior

• Kitchen: Refrigerator; Dishwasher; Electric oven and electric range; Smooth cooktop; Laminate countertop
• Bedrooms: 3 bedrooms on the main level; Bedroom dimensions vary (examples: 9'4" x 14'11", 8'11" x 11'1")
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level); Primary bathroom includes dual sinks, garden tub and separate shower; low-threshold shower in at least one bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Storm door(s); Low-threshold shower; Bookcases and built-in features; Bathtub and separate shower; Garden/roman tub; Dual sinks; Bath in primary bedroom; Main-level primary bedroom; Smooth ceilings; Laminate countertops; Walk-in closet(s); Walk-in shower; Window treatments; Ceiling fan(s)
• Laundry & utility: Washer hookup (main level laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $2 ($30/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 $134k (21.1% below list).
• Recommended offer: $134k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Homeland Park — 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 56/100 on livability (#299 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Anderson 05 (suburban): math 44% / reading 49% proficiency, ranked #20 of 80 in SC (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homeland Park Primary (427 students, 100% FRL); Robert Anderson Middle (math 27% / reading 27%, grade F, #153 of 229 statewide, top 68%, 1,131 students, 100% FRL); Westside High (math 53% / reading 75%, grade B-, #92 of 196 statewide, top 48%, 1,769 students, 89% FRL) — zoned schools average 96% FRL vs 52% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

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.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,106 (21.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $82,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Pearman St	0.52mi	3/2.0	1,200 (-1%)	1mo	$82,000	$68	73
55 Lemans Dr	0.33mi	2/2.0 (-1)	1,100 (-10%)	1mo	$43,500	$40	63
109 Cheek St	0.71mi	3/2.0	1,240 (+2%)	14mo	$159,900	$129	52

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-27,441
• Equity at exit: $25,348

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-23,903
• Equity at exit: $14,698

Cash invested: $47,600 (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 29626

• Home prices YoY: -19.8%
• Active inventory: 119
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $2

Break-even live

Break-even rent $1,338

Max offer price $170,000

Occupancy floor 95%

Sensitivity live

Price	-10% $99	-5% $51	+0% $2	+5% $-46	+10% $-94
Rent	-10% $-103	-5% $-50	+0% $2	+5% $55	+10% $108
Rate	-1.0pp $88	-0.5pp $46	base $2	+0.5pp $-42	+1.0pp $-86

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Corning St Unit A Anderson, SC	2.0	2.0	1250	$1,300	$1.04	12d	1	0.55mi
203B Cromer Rd Anderson, SC	2.0	1.5	1000	$1,395	$1.40	4d	1	0.61mi

Listing history 12 events

1. 2026-06-21
   days on market $170,000 Active 18 DOM
2. 2026-06-18
   days on market $170,000 Active 15 DOM
3. 2026-06-17
   days on market $170,000 Active 14 DOM
4. 2026-06-16
   days on market $170,000 Active 13 DOM
5. 2026-06-15
   days on market $170,000 Active 12 DOM
6. 2026-06-13
   days on market $170,000 Active 10 DOM
7. 2026-06-10
   days on market $170,000 Active 7 DOM
8. 2026-06-09
   days on market $170,000 Active 6 DOM
9. 2026-06-08
   days on market $170,000 Active 5 DOM
10. 2026-06-07
    days on market $170,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $170,000 Active 1 DOM

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,093
• − Mortgage interest: −$9,523
• − Property taxes: −$1,135
• − Insurance: −$850
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$4,945
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $734/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: Anderson 05
• NCES district ID: 4500900
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $39,718
• Composite: 38.89/100
• National rank: #4098
• State rank: #20 of 80 in SC

Livability — Homeland Park

• Score: 56/100
• State rank: #299
• US rank: #23092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homeland Park, SC
• Population (ZIP): 13,678

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Slovak 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.00%
• Current HPI: 274.7245
• 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

1 event — show timeline

• 2026-06-03 Listed $170,000 WUMLS

Property tax history

+3.7%/yr

Latest (2022): $1,135 · +9.6% YoY. Source: county tax records.