6416 Beaver Trail Rd · Sellers, SC 29565

$69,900

4 bd · 2.0 ba · 2,000 sqft · SingleFamily · 28 Days on market

Built 1999 Poor condition 0.50 ac lot ↓ 42% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Huge home located in an established community. home is fenced with plenty of yard. Don't miss out on this one.

Key facts

• Fenced yard
• Walk-in closet
• Private bath

Tags

• FENCED YARD
• LARGE PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATH
• MULTIPLE LIVING AREAS
• DEDICATED DINING SPACE

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Utilities: Public water; Septic tank sewer; Road is dirt and privately maintained
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Built as a manufactured house
• Exterior features: Chain link fencing; Has a view; No additional exterior structures listed

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Wood flooring throughout; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#382 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Easterling Primary (477 students, 100% FRL); Marion High (math 27% / reading 67%, grade D-, #158 of 196 statewide, top 82%, 628 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 16% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Marion 10 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 81 active listings in the ZIP; 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $4k appreciation (5.8% local appreciation)).
• Marion County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 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: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.02% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.14%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.3%
• Equity multiple: 4.21×
• Total profit: $62,896
• Equity at exit: $42,830

10-year hold

• IRR: 48.4%
• Equity multiple: 8.71×
• Total profit: $150,993
• Equity at exit: $76,727

Cash invested: $19,572 (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 29565

• Home prices YoY: 7.4%
• Active inventory: 81
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $687

Break-even live

Break-even rent $539

Max offer price $69,900

Occupancy floor 46%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-05
   status $69,900 Pending 28 DOM
2. 2026-06-03
   days on market $69,900 Active 28 DOM
3. 2026-06-02
   days on market $69,900 Active 27 DOM
4. 2026-06-01
   days on market $69,900 Active 26 DOM
5. 2026-05-31
   days on market $69,900 Active 25 DOM
6. 2026-05-30
   days on market $69,900 Active 24 DOM
7. 2026-05-05
   listed $69,900 Active
8. 2026-04-02
   price $59,900
9. 2026-03-11
   price $64,500
10. 2026-01-01
    status Active
11. 2025-07-06
    price $69,900
12. 2025-06-18
    price $72,500
13. 2025-05-26
    price $74,500
14. 2025-05-01
    price $79,900
15. 2025-04-09
    price $87,500
16. 2025-03-28
    listed $89,900 Active
17. 2025-02-14
    soldstatus Closed 110-char remark

    Show marketing remark (110 chars)

    Huge home located in an established community. home is fenced with plenty of yard. Don't miss out on this one.

18. 2025-02-05
    historical Active Under Contract 110-char remark

    Show marketing remark (110 chars)

    Huge home located in an established community. home is fenced with plenty of yard. Don't miss out on this one.

19. 2025-01-23
    listed $69,900 Active 110-char remark

    Show marketing remark (110 chars)

    Huge home located in an established community. home is fenced with plenty of yard. Don't miss out on this one.

20. 2024-11-20
    price $69,900
21. 2024-09-02
    price $74,900
22. 2024-08-14
    price $89,900
23. 2024-07-09
    listed $119,900 Active

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $398 · $33/mo
• Expected delta: +$34/yr (+$3/mo · 9.2%)

ⓘ 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 5/10 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: $16,912
• − Mortgage interest: −$3,915
• − Property taxes: −$365
• − Insurance: −$350
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,033
• Taxable income: $7,543
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $6,437/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This home requires extensive renovation, including repairs to plumbing, drywall, wiring, and flooring. Painting and updating the HVAC system can significantly increase its resale and rental value.

Repairs flagged

• Major Exposed plumbing — Exposed plumbing in the bathroom
• Major Exposed drywall — Exposed drywall in multiple areas
• Major Exposed wiring — Exposed wiring in the electrical panel
• Major Exposed subfloor — Exposed subfloor in the kitchen and living room

Value-add opportunities

• Resale Painting — Fresh paint can make a significant difference in the home's appearance
• Resale Flooring — New flooring can improve the home's overall look and feel
• Resale Windows — New windows can improve energy efficiency and curb appeal
• Rental HVAC — A new HVAC system can improve comfort and reduce energy costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing · Exposed plumbing in the bathroom	Major	$15,000–50,000
Exposed drywall · Exposed drywall in multiple areas	Major	$15,000–50,000
Exposed wiring · Exposed wiring in the electrical panel	Major	$15,000–50,000
Exposed subfloor · Exposed subfloor in the kitchen and living room	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting — Fresh paint can make a significant difference in the home's appearance ↑
• Resale Flooring — New flooring can improve the home's overall look and feel ↑
• Resale Windows — New windows can improve energy efficiency and curb appeal ↑
• Rental HVAC — A new HVAC system can improve comfort and reduce energy costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Sellers

• Score: 44/100
• State rank: #382
• US rank: #26714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,460

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.75%
• Current HPI: 83.7204
• 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

-41.7% since first listed

17 events — show timeline

• 2026-05-05 Listed $69,900 SBOR
• 2026-04-02 Price Changed $59,900 RAGPD
• 2026-03-11 Price Changed $64,500 RAGPD
• 2026-01-01 Relisted — RAGPD
• 2025-07-06 Price Changed $69,900 RAGPD
• 2025-06-18 Price Changed $72,500 RAGPD
• 2025-05-26 Price Changed $74,500 RAGPD
• 2025-05-01 Price Changed $79,900 RAGPD
• 2025-04-09 Price Changed $87,500 RAGPD
• 2025-03-28 Listed $89,900 RAGPD
• 2025-02-14 Sold (MLS) — RAGPD
• 2025-02-05 Contingent — RAGPD
• 2025-01-23 Listed $69,900 RAGPD
• 2024-11-20 Price Changed $69,900 RAGPD
• 2024-09-02 Price Changed $74,900 RAGPD
• 2024-08-14 Price Changed $89,900 RAGPD
• 2024-07-09 Listed $119,900 RAGPD

Property tax history

-72.6%/yr

Latest (2022): $365 · -72.6% YoY. Source: county tax records.