2047 Martin Luther King Jr. Hwy · Kingstree, SC 29556

$25,000

3 bd · 2.0 ba · 950 sqft · Manufactured · 113 Days on market

Built 1980 871 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home just outside the town of Kingstree SC. This property boats generous land with a mix of open yard space and a few mature trees, providing privacy and shade. A chain link fenced area offers potential for pets, a garden, or a play space. Road frontage ensures easy access while maintaining that tucked away rural feel

Key facts

• Easy access
• Rural feel
• Generous land

Tags

• GENEROUS LAND
• OPEN YARD SPACE
• MATURE TREES
• CHAIN LINK FENCED AREA
• EASY ACCESS
• RURAL FEEL

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; Parking for 4 vehicles
• Home design: Single-wide mobile home; Resale property
• Exterior features: Small lot (approximately 0.02 acre); Lot information from public records; Zoning: none

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.1% vs local median 5.5% in Kingstree — 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 67/100 on livability (#88 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, commute B+; Watch: housing C-, employment D, schools D-.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 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.
• Williamsburg County population projected at -32% 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 D-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 F 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: 3.66% ✓
• Cap rate: 33.10%
• Cash-on-cash: 95.75%
• DSCR: 5.26
• GRM: 2.3

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: 96.7%
• Equity multiple: 5.50×
• Total profit: $31,532
• Equity at exit: $3,728

10-year hold

• IRR: 99.3%
• Equity multiple: 11.47×
• Total profit: $73,302
• 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 29556

• Home prices YoY: -6.5%
• Active inventory: 60
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $915 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $559

Break-even live

Break-even rent $208

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $573	-5% $566	+0% $559	+5% $551	+10% $544
Rent	-10% $486	-5% $522	+0% $559	+5% $595	+10% $631
Rate	-1.0pp $571	-0.5pp $565	base $559	+0.5pp $552	+1.0pp $545

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 6 events

1. 2026-06-07
   statusdays on market $25,000 Pending 113 DOM
2. 2026-06-04
   statusdays on market $25,000 Active Under Contract 111 DOM
3. 2026-06-02
   days on market $25,000 Active 110 DOM
4. 2026-06-01
   days on market $25,000 Active 109 DOM
5. 2026-05-31
   days on market $25,000 Active 108 DOM
6. 2026-02-04
   listed $25,000 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: $276 · $23/mo
• Projected year-2 tax: $276 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,984
• − Mortgage interest: −$1,400
• − Property taxes: −$276
• − Insurance: −$125
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$727
• Taxable income: $6,697
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $5,095/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Kingstree

• Score: 67/100
• State rank: #88
• US rank: #10168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,133

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 27%
• Common ancestry: Serbian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.24%
• Current HPI: 147.7604
• 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

1 event — show timeline

• 2026-02-04 Listed $25,000 CCAR

Property tax history

-1.3%/yr

Latest (2025): $276 · +1.8% YoY. Source: county tax records.