315 Shirley Cir · Fair Play, SC 29689-4434

$99,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 21 Days on market

Built 1996 1.28 ac lot

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Why this score? — see what drove the B 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single Wide Mobile home located on a 1.28-acre level lot. Brand new waterproof and scratch resistant. New HVAC, updated electric, updated new tub, and updated door. Great new interior with 2 bedrooms and 2 full baths. Great lot with surrounding trees for privacy. Schedule your private showing today!

Key facts

• Updated tub
• Brand new hvac
• 1.28 acre lot

Tags

• BRAND NEW HVAC
• UPDATED TUB
• SURROUNDING TREES FOR PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#185 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: cost of living D+, amenities F, commute F.
• Anderson 04 (rural): math 56% / reading 60% proficiency, ranked #4 of 80 in SC (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Townville Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 281 students, 86% FRL) — zoned schools average 86% FRL vs 46% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (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. 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. 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: 1.15% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 7.3

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: 20.2%
• Equity multiple: 2.15×
• Total profit: $31,799
• Equity at exit: $44,515

10-year hold

• IRR: 21.3%
• Equity multiple: 4.08×
• Total profit: $85,244
• Equity at exit: $68,602

Cash invested: $27,720 (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 29689-4434

• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $313

Break-even live

Break-even rent $741

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-01-07
   historical Active Under Contract 300-char remark

   Show marketing remark (300 chars)

   Single Wide Mobile home located on a 1.28-acre level lot. Brand new waterproof and scratch resistant. New HVAC, updated electric, updated new tub, and updated door. Great new interior with 2 bedrooms and 2 full baths. Great lot with surrounding trees for privacy. Schedule your private showing today!

2. 2024-12-02
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Single Wide Mobile home located on a 1.28-acre level lot. Brand new waterproof and scratch resistant. New HVAC, updated electric, updated new tub, and updated door. Great new interior with 2 bedrooms and 2 full baths. Great lot with surrounding trees for privacy. Schedule your private showing today!

3. 2024-12-02
   status Pending

   Show marketing remark (300 chars)

   Single Wide Mobile home located on a 1.28-acre level lot. Brand new waterproof and scratch resistant. New HVAC, updated electric, updated new tub, and updated door. Great new interior with 2 bedrooms and 2 full baths. Great lot with surrounding trees for privacy. Schedule your private showing today!

4. 2024-11-11
   listed $99,000 Active 300-char remark

   Show marketing remark (300 chars)

   Single Wide Mobile home located on a 1.28-acre level lot. Brand new waterproof and scratch resistant. New HVAC, updated electric, updated new tub, and updated door. Great new interior with 2 bedrooms and 2 full baths. Great lot with surrounding trees for privacy. Schedule your private showing today!

5. 2024-11-11
   listed $99,000 Active

   Show marketing remark (300 chars)

   Single Wide Mobile home located on a 1.28-acre level lot. Brand new waterproof and scratch resistant. New HVAC, updated electric, updated new tub, and updated door. Great new interior with 2 bedrooms and 2 full baths. Great lot with surrounding trees for privacy. Schedule your private showing today!

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: +$268/yr (+$22/mo · 90.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,638
• − Mortgage interest: −$5,546
• − Property taxes: −$296
• − Insurance: −$495
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,880
• Taxable income: $2,239
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,215/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 04
• NCES district ID: 4500870
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $48,338
• Composite: 49.25/100
• National rank: #2030
• State rank: #4 of 80 in SC

Livability — Fair Play

• Score: 62/100
• State rank: #185
• US rank: #16124

Category grades

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

+0.0% since first listed

5 events — show timeline

• 2026-01-07 Contingent — WUMLS
• 2024-12-02 Pending — WUMLS
• 2024-12-02 Pending — Greater Greenville MLS
• 2024-11-11 Listed $99,000 Greater Greenville MLS
• 2024-11-11 Listed $99,000 WUMLS

Property tax history

+5.9%/yr

Latest (2025): $296 · +17.6% YoY. Source: county tax records.