212 R Bar M Rach Rd · Quinby, SC 29501

$25,000

3 bd · 2.0 ba · 900 sqft · SingleFamily · 22 Days on market

Built 2004

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner Financing is available. This offering includes 2 mobile homes, priced at $25,000 each. A minimum 5-year lot lease is required with each purchase. All mobile homes are fixer-uppers and are being sold strictly in As-Is condition. The buyer may purchase one or two units. Prospective buyers are welcome to drive through the mobile home park; however, please do not walk the property without a licensed real estate agent present. Kindly respect the privacy of the current tenants and neighboring residents. 1- Lot 24 1998 Fleetwood 3 Bedroom 2 Bathroom 924 sqft Price $25,000. 2- Lot 31 2004 Dynasty 3 Bedroom 2 Bathroom 900 sqft Price $25,000.

Key facts

• Built 2004
• Listed 21 days

Property features AI

Finance

• Other: Listing provided by RE/MAX Professionals; contact agent Laithe Kalbuneh at 843-321-3018

Exterior

• Home design: Manufactured home (mobile home); Residential property
• Construction: Approximately 900 above-grade finished area
• Exterior features: Located in the County subdivision

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#27 in SC, #4,126 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Florence 01 (urban): math 29% / reading 47% proficiency, ranked #34 of 80 in SC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Henry Timrod Elementary (math 15% / reading 32%, grade F, #467 of 597 statewide, top 78%, 282 students, 100% FRL); Williams Middle (math 23% / reading 46%, grade F, #107 of 229 statewide, top 47%, 836 students, 100% FRL); Wilson High (math 52% / reading 75%, grade B-, #95 of 196 statewide, top 49%, 1,365 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 328 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire 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 $24,625 (1.5% 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. 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?
3. 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.
4. 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.
5. 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: 5.68% ✓
• Cap rate: 51.83%
• Cash-on-cash: 162.64%
• DSCR: 8.24
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $59,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2824 W Black Creek Rd	0.45mi	2/2.0 (-1)	1,024 (+14%)	5mo	$68,000	$66	47

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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.41×
• Total profit: $58,864
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 20.95×
• Total profit: $139,641
• Equity at exit: $2,162

Cash invested: $7,000 (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 29501

• Rents YoY: 4.7%
• Active inventory: 328
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $949

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $966	-5% $957	+0% $949	+5% $940	+10% $931
Rent	-10% $837	-5% $893	+0% $949	+5% $1,005	+10% $1,061
Rate	-1.0pp $961	-0.5pp $955	base $949	+0.5pp $942	+1.0pp $936

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $25,000 Active 22 DOM
2. 2026-06-18
   remarks 669-char remark
3. 2026-06-18
   days on market $25,000 Active 21 DOM
4. 2026-06-17
   days on market $25,000 Active 20 DOM
5. 2026-06-16
   days on market $25,000 Active 19 DOM
6. 2026-06-15
   days on market $25,000 Active 18 DOM
7. 2026-06-14
   days on market $25,000 Active 16 DOM
8. 2026-06-13
   days on market $25,000 Active 15 DOM
9. 2026-06-10
   days on market $25,000 Active 13 DOM
10. 2026-06-09
    days on market $25,000 Active 12 DOM
11. 2026-06-08
    days on market $25,000 Active 11 DOM
12. 2026-06-07
    days on market $25,000 Active 10 DOM
13. 2026-06-05
    days on market $25,000 Active 7 DOM
14. 2026-06-02
    days on market $25,000 Active 5 DOM
15. 2026-06-01
    days on market $25,000 Active 4 DOM
16. 2026-05-31
    days on market $25,000 Active 3 DOM
17. 2026-05-30
    days on market $25,000 Active 2 DOM
18. 2026-05-27
    listed $25,000 Active
19. 2024-01-23
    historical $900
20. 2023-12-21
    listed $900

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,035
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$727
• Taxable income: $11,682
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $8,581/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: Florence 01
• NCES district ID: 4502130
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $45,782
• Composite: 32.36/100
• National rank: #5737
• State rank: #34 of 80 in SC

Livability — Quinby

• Score: 75/100
• State rank: #27
• US rank: #4126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Florence County · 93,345 people
• Metro: Florence, SC
• Population (ZIP): 48,673
• Household income: $71,671
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1792.0

Population outlook (Florence County) Hauer SSP2

• Today (2025): 141,714 people
• By 2030: 142,121 · +0.3%
• By 2040: 141,344 · -0.3%
• By 2050: 139,478 · -1.6%
• By 2075: 132,275 · -6.7%
• By 2100: 118,374 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Asian 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Florence

• 2024 margin: Lean R (+8.0) · D 45.3% · R 53.3% · Other 1.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -3.2pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: R+2.3 2016: R+5.0 2012: R+0.5 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.85%
• Current HPI: 171.4154
• Rent YoY: ▲ 4.70%
• Metro: Florence, SC
• 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

3 events — show timeline

• 2026-05-27 Listed $25,000 RAGPD
• 2024-01-23 Rental Removed $900 APPFOLIO
• 2023-12-21 Listed for Rent $900 APPFOLIO