5163 Old Airport Rd · Winnsboro, SC 29180-6805

$110,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 167 Days on market

Built 2001 2.77 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 4-Bedroom Country Retreat on 2.77 Acres in Winnsboro, SCDiscover the perfect blend of space, privacy, and potential at 5163 Old Airport Road, a welcoming manufactured home nestled on a vast 2.77-acre lot in the peaceful community of Winnsboro, SC. This property offers an exceptional layout for comfortable family living and rural tranquility. Key Features You'll Love: Generous Living Space: Enjoy a sprawling interior with 2,052 square feet of living area, including 4 well-appointed bedrooms and 2 full bathrooms. Master Suite Advantage: The master bedroom features a unique layout, additional flex space that could serve as a private nursery, a dedicated home office, or a quiet sitting

Key facts

• 2.77 acres
• 2.77 acre lot
• Built 2001

Tags

• 2.77 ACRES
• EXPANSIVE OUTDOOR POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 2.77 acres

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling; Total heated area approximately 2,052
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#320 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, amenities F, commute F.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairfield Elementary (math 16% / reading 17%, grade F, #535 of 597 statewide, top 90%, 463 students, 100% FRL); Fairfield Central High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 662 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Fairfield County population projected at -32% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $110k implies a 547% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.1

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: 16.1%
• Equity multiple: 1.92×
• Total profit: $28,285
• Equity at exit: $49,461

10-year hold

• IRR: 17.7%
• Equity multiple: 3.59×
• Total profit: $79,737
• Equity at exit: $76,225

Cash invested: $30,800 (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 29180-6805

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $236

Break-even live

Break-even rent $994

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $110,000 Active 167 DOM
2. 2026-06-17
   days on market $110,000 Active 166 DOM
3. 2026-06-16
   days on market $110,000 Active 165 DOM
4. 2026-06-15
   days on market $110,000 Active 164 DOM
5. 2026-06-14
   days on market $110,000 Active 162 DOM
6. 2026-06-13
   pricedays on market $110,000 Active 161 DOM
7. 2026-06-10
   days on market $115,000 Active 159 DOM
8. 2026-06-09
   days on market $115,000 Active 158 DOM
9. 2026-06-08
   days on market $115,000 Active 157 DOM
10. 2026-06-07
    days on market $115,000 Active 156 DOM
11. 2026-06-03
    days on market $115,000 Active 152 DOM
12. 2026-06-03
    days on market $115,000 Active 151 DOM
13. 2026-06-01
    days on market $115,000 Active 150 DOM
14. 2026-05-31
    days on market $115,000 Active 149 DOM
15. 2026-05-24
    status Active
16. 2026-05-09
    status Pending
17. 2026-04-24
    historical Active - Contingent
18. 2026-04-15
    price $115,000
19. 2026-03-23
    status Active
20. 2026-03-14
    status Pending
21. 2026-03-07
    price $125,000
22. 2026-02-27
    price $130,000
23. 2026-01-09
    price $135,000
24. 2025-12-08
    listed $140,000 Active
25. 2001-05-15
    soldstatus $17,000

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,500
• − Mortgage interest: −$6,162
• − Property taxes: −$1,946
• − Insurance: −$550
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,200
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,547/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Winnsboro

• Score: 54/100
• State rank: #320
• US rank: #23801

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing D 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

+576.5% since first listed

11 events — show timeline

• 2026-05-24 Relisted — Consolidated MLS
• 2026-05-09 Pending — Consolidated MLS
• 2026-04-24 Contingent — Consolidated MLS
• 2026-04-15 Price Changed $115,000 Consolidated MLS
• 2026-03-23 Relisted — Consolidated MLS
• 2026-03-14 Pending — Consolidated MLS
• 2026-03-07 Price Changed $125,000 Consolidated MLS
• 2026-02-27 Price Changed $130,000 Consolidated MLS
• 2026-01-09 Price Changed $135,000 Consolidated MLS
• 2025-12-08 Listed $140,000 Consolidated MLS
• 2001-05-15 Sold (Public Records) $17,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $1,946 · +18.7% YoY. Source: county tax records.