1620 Mcrae Rd · East Camden, SC 29020

$149,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 27 Days on market

Built 1987 0.51 ac lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This manufactured home has had many upgrades!!! Needs some TLC on the inside with the cosmetics. The 3 bedroom 2 bath has a newer HVAC system replaced in 2024, newer vinyl siding replaced in 2021, windows replaced 2021, brick underpinning done in 2021. Metal roof installed 2021. The current owner is in the process of de-titling the mobile home. It has a back screened in porch, front yard is completely fenced, this house also offers a covered front porch. The back yard building for storage remains with the property. All appliances remain including the washer and dryer. The home is currently being emptied out. The seller is very motivated to sell this home. Enjoy the convenience of the home

Key facts

• Metal roof installed
• Newer vinyl siding
• Brick underpinning

Tags

• NEWER HVAC SYSTEM
• NEWER VINYL SIDING
• WINDOWS REPLACED
• BRICK UNDERPINNING
• METAL ROOF INSTALLED
• BACK SCREENED IN PORCH

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.51-acre lot

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms (including two main full baths)
• Interior features: Central heating and central cooling; Total heated area approximately 1,300

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson School (math 25% / reading 27%, grade F, #439 of 597 statewide, top 74%, 505 students, 100% FRL); Camden High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 1,124 students, 71% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 231 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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: major wind risk, 74% 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 $147,651 (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. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.8

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,957
• Equity at exit: $22,351

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $24,769
• Equity at exit: $12,961

Cash invested: $41,972 (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 29020

• Home prices YoY: -29.7%
• Active inventory: 231
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $336

Break-even live

Break-even rent $1,168

Max offer price $149,900

Occupancy floor 74%

Sensitivity live

Price	-10% $421	-5% $378	+0% $336	+5% $293	+10% $251
Rent	-10% $210	-5% $273	+0% $336	+5% $399	+10% $462
Rate	-1.0pp $411	-0.5pp $374	base $336	+0.5pp $297	+1.0pp $257

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-09
   status Pending
2. 2026-04-24
   historical Active - Contingent
3. 2026-04-12
   listed $149,900 Active
4. 2019-07-02
   historical
5. 2019-05-18
   status Active
6. 2019-05-13
   historical
7. 2019-01-24
   status Active
8. 2019-01-21
   historical
9. 2018-12-26
   listed $59,000 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: $889 · $74/mo
• Projected year-2 tax: $889 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,114
• − Mortgage interest: −$8,397
• − Property taxes: −$889
• − Insurance: −$750
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,361
• Taxable income: $1,659
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $3,630/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — East Camden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Camden, SC
• Population (ZIP): 22,868

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.81%
• Current HPI: 227.0389
• 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

+154.1% since first listed

9 events — show timeline

• 2026-05-09 Pending — Consolidated MLS
• 2026-04-24 Contingent — Consolidated MLS
• 2026-04-12 Listed $149,900 Consolidated MLS
• 2019-07-02 Delisted — Consolidated MLS
• 2019-05-18 Relisted — Consolidated MLS
• 2019-05-13 Delisted — Consolidated MLS
• 2019-01-24 Relisted — Consolidated MLS
• 2019-01-21 Delisted — Consolidated MLS
• 2018-12-26 Listed $59,000 Consolidated MLS

Property tax history

+19.6%/yr

Latest (2025): $889 · +3.7% YoY. Source: county tax records.