52 Sweet William Rd · Ridgeland, SC 29936

$174,000

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 106 Days on market

Built 1993 1.01 ac lot Est $155k · 12% over ↓ 3% since listing

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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 +20.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.4/10.0

Listing remarks MLS

Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

Key facts

• Large 1 acre lot
• Great location
• 1.01 acre lot

Tags

• LARGE 1 ACRE LOT
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $158k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.5% in Ridgeland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime D-, amenities F.
• Jasper 01 (rural): math 12% / reading 22% proficiency, ranked #77 of 80 in SC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 358 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Sweet William Rd	0.00mi	2/2.0	1,188 (-4%)	1mo	$150,000	$126	94

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $109,445
• Equity at exit: $156,753

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $310,829
• Equity at exit: $338,044

Cash invested: $48,720 (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 29936

• Home prices YoY: 33.1%
• Active inventory: 358
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $230

Break-even live

Break-even rent $1,522

Max offer price $174,000

Occupancy floor 82%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-06
   status Pending 189-char remark

   Show marketing remark (189 chars)

   Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

2. 2026-05-05
   status Pending
3. 2026-04-14
   price $174,000
4. 2026-03-19
   status Active 189-char remark

   Show marketing remark (189 chars)

   Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

5. 2026-03-19
   status Active

   Show marketing remark (189 chars)

   Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

6. 2026-02-27
   status Pending
7. 2026-02-21
   status Pending 189-char remark

   Show marketing remark (189 chars)

   Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

8. 2026-01-02
   status Active 189-char remark

   Show marketing remark (189 chars)

   Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

9. 2026-01-02
   status Active

   Show marketing remark (189 chars)

   Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

10. 2025-09-18
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

11. 2025-09-18
    status Pending

    Show marketing remark (189 chars)

    Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

12. 2025-09-15
    listed $179,500 Active 189-char remark

    Show marketing remark (189 chars)

    Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

13. 2025-09-15
    listed $179,900 Active

    Show marketing remark (189 chars)

    Opportunіty tο own а nіce homе οn a large 1 acre lot in a greаt lοcation for a phenomenal price. This property is being sold "As Is"; inspections welcomed.

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,760
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,062
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,763/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: Jasper 01
• NCES district ID: 4502520
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $37,878
• Composite: 14.23/100
• National rank: #9450
• State rank: #77 of 80 in SC

Livability — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jasper County · 26,362 people
• City population: 14,989
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 14,989
• Household income: $48,986
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 395.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 34,428 people
• By 2030: 37,718 · +9.6%
• By 2040: 44,061 · +28.0%
• By 2050: 50,302 · +46.1%
• By 2075: 66,869 · +94.2%
• By 2100: 110,455 · +220.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+9.6) · D 44.7% · R 54.3% · Other 1.0%
• 2008→2024 swing: -32.5pp toward R · 2008: 22.9pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: D+0.8 2016: D+11.9 2012: D+15.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 88.70%
• Current HPI: 356.5493
• Rent YoY: —
• Metro: Hilton Head Island-Bluffton, 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

-3.3% since first listed

13 events — show timeline

• 2026-05-06 Pending — RSMLS
• 2026-05-05 Pending — LRMLS
• 2026-04-14 Price Changed $174,000 LRMLS
• 2026-03-19 Relisted — RSMLS
• 2026-03-19 Relisted — LRMLS
• 2026-02-27 Pending — LRMLS
• 2026-02-21 Pending — RSMLS
• 2026-01-02 Relisted — RSMLS
• 2026-01-02 Relisted — LRMLS
• 2025-09-18 Pending — RSMLS
• 2025-09-18 Pending — LRMLS
• 2025-09-15 Listed $179,500 RSMLS
• 2025-09-15 Listed $179,900 LRMLS

Property tax history

-13.5%/yr

Latest (2025): $69 · -0.1% YoY. Source: county tax records.