168 Shaw Rd · Lowndesville, SC 29655

$68,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 27 Days on market

Built 1972 Est $96k · 29% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build-Ready Lot & Project Home Near Lake Russell – All Utilities In Place!Price: $68,000Location: 168 Shaw Rd, Lowndesville (Iva), SC 29655Property Type: FSBO / As-Is SaleDescription:Looking for the perfect spot near the water without the headache of starting from scratch? This 0.77-acre lot in the quiet Lowndesville area is located just minutes from the shores of Richard B. Russell Lake and comes with a massive head start on infrastructure. The property currently features a 1974 mobile home (2 bed/1 bath) that requires significant repairs and is being sold strictly As-Is. This is a prime opportunity for a full renovation project, a "fish camp" getaway, or to clear the site and bring in a brand-new manufactured home or custom build. The Real Value – Over $20k in Utilities Already Installed:Save months of time and thousands in permitting and installation costs. This lot is "plug-and-play" ready:Water Versatility: Features a Primary Well, an Extra Backup Well, AND County Water available at the road. Septic System: Existing and on-site. Power: Active electric service already connected. Connectivity: High-Speed Internet available—a rare find for this rural setting!Whether you are an investor looking for a high-equity project or someone looking for affordable acreage near the lake, this property is priced to move. Terms: Cash or private financing preferred. Buyer to verify all systems.

Key facts

• County water
• Build-ready lot
• Utilities in place

Tags

• BUILD-READY LOT
• UTILITIES IN PLACE
• PRIMARY WELL
• EXTRA BACKUP WELL
• COUNTY WATER
• EXISTING SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#388 in SC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Abbeville County population projected at -17% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.14% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.23%
• DSCR: 3.10
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $96,096
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Shaw Rd	0.14mi	2/1.0	700 (+4%)	14mo	$99,800	$143	75

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $36,686
• Equity at exit: $10,139

10-year hold

• IRR: 50.5%
• Equity multiple: 5.90×
• Total profit: $93,313
• Equity at exit: $5,879

Cash invested: $19,040 (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 29655

• Home prices YoY: -5.5%
• Active inventory: 105
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $749

Break-even live

Break-even rent $506

Max offer price $68,000

Occupancy floor 43%

Sensitivity live

Price	-10% $788	-5% $769	+0% $749	+5% $730	+10% $711
Rent	-10% $634	-5% $692	+0% $749	+5% $807	+10% $864
Rate	-1.0pp $784	-0.5pp $767	base $749	+0.5pp $732	+1.0pp $714

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $68,000 Active 27 DOM
2. 2026-06-17
   days on market $68,000 Active 26 DOM
3. 2026-06-16
   days on market $68,000 Active 25 DOM
4. 2026-06-15
   days on market $68,000 Active 24 DOM
5. 2026-06-13
   days on market $68,000 Active 22 DOM
6. 2026-06-10
   days on market $68,000 Active 19 DOM
7. 2026-06-09
   days on market $68,000 Active 18 DOM
8. 2026-06-08
   days on market $68,000 Active 17 DOM
9. 2026-06-07
   days on market $68,000 Active 16 DOM
10. 2026-06-03
    days on market $68,000 Active 12 DOM
11. 2026-06-03
    days on market $68,000 Active 11 DOM
12. 2026-06-01
    days on market $68,000 Active 10 DOM
13. 2026-05-31
    days on market $68,000 Active 9 DOM
14. 2026-05-14
    listed $68,000 Active
15. 2026-05-12
    listed $68,000 Active 1486-char remark

    Show marketing remark (1486 chars)

    Build-Ready Lot & Project Home Near Lake Russell – All Utilities In Place!Price: $68,000Location: 168 Shaw Rd, Lowndesville (Iva), SC 29655Property Type: FSBO / As-Is SaleDescription:Looking for the perfect spot near the water without the headache of starting from scratch? This 0.77-acre lot in the quiet Lowndesville area is located just minutes from the shores of Richard B. Russell Lake and comes with a massive head start on infrastructure. The property currently features a 1974 mobile home (2 bed/1 bath) that requires significant repairs and is being sold strictly As-Is. This is a prime opportunity for a full renovation project, a "fish camp" getaway, or to clear the site and bring in a brand-new manufactured home or custom build. The Real Value – Over $20k in Utilities Already Installed:Save months of time and thousands in permitting and installation costs. This lot is "plug-and-play" ready:Water Versatility: Features a Primary Well, an Extra Backup Well, AND County Water available at the road. Septic System: Existing and on-site. Power: Active electric service already connected. Connectivity: High-Speed Internet available—a rare find for this rural setting!Whether you are an investor looking for a high-equity project or someone looking for affordable acreage near the lake, this property is priced to move. Terms: Cash or private financing preferred. Buyer to verify all systems.

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: +$214/yr (+$18/mo · 123.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,449
• − Mortgage interest: −$3,809
• − Property taxes: −$173
• − Insurance: −$340
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$1,978
• Taxable income: $8,357
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $6,987/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Lowndesville

• Score: 41/100
• State rank: #388
• US rank: #27105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 120
• Population (ZIP): 8,078

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 5%
• Common ancestry: Serbian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.62%
• Current HPI: 271.1368
• 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

2 events — show timeline

• 2026-05-14 Listed $68,000 Fizber.com
• 2026-05-12 Listed $68,000 FSBO.com

Property tax history

+3.0%/yr

Latest (2025): $173 · +1.3% YoY. Source: county tax records.