38 Key Plantation Rd · Langley, SC 29851

$89,000

3 bd · 2.0 ba · 1,568 sqft · Other public records · 137 Days on market

Built 2009 0.60 ac lot ↓ 52% 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
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

Key facts

• Separate shower
• Shiplap wall
• Center island

Tags

• SHIPLAP WALL
• CENTER ISLAND
• PRIVATE EN-SUITE BATHROOM
• DOUBLE SINK VANITY
• SEPARATE SHOWER
• GARDEN TUB

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Rear chain-link fence

Interior

• Kitchen: Kitchen island; Kitchen bar; Vinyl flooring in kitchen; Dishwasher; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on main level with garden tub, private bath, separate shower and walk-in closet; Additional bedrooms with ceiling fans and private closets
• Flooring: Carpet in bedrooms; Vinyl flooring in living areas and dining room
• Bathrooms: Two full bathrooms
• Heating & cooling: Total heated living area: 1,624 (listed)
• Interior features: Ceiling fans throughout; Built-ins
• Laundry & utility: Electric laundry hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $89k.

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 ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#350 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warrenville Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 389 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 48 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $61k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.07%
• DSCR: 2.60
• GRM: 4.5

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: 31.8%
• Equity multiple: 2.33×
• Total profit: $33,261
• Equity at exit: $13,270

10-year hold

• IRR: 38.9%
• Equity multiple: 4.62×
• Total profit: $90,307
• Equity at exit: $7,695

Cash invested: $24,920 (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 29851

• Active inventory: 48
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $749

Break-even live

Break-even rent $686

Max offer price $89,000

Occupancy floor 49%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-19
   price $99,000
2. 2026-05-18
   price $99,000 631-char remark

   Show marketing remark (631 chars)

   Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

3. 2026-05-05
   price $115,000
4. 2026-05-04
   price $115,000 631-char remark

   Show marketing remark (631 chars)

   Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

5. 2026-04-11
   price $127,500
6. 2026-04-10
   price $127,500 631-char remark

   Show marketing remark (631 chars)

   Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

7. 2026-03-18
   price $137,500
8. 2026-03-17
   price $137,500 631-char remark

   Show marketing remark (631 chars)

   Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

9. 2026-02-19
   price $140,000

   Show marketing remark (631 chars)

   Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

10. 2026-02-19
    price $140,000 631-char remark

    Show marketing remark (631 chars)

    Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

11. 2026-01-12
    listed $150,000 Active 631-char remark

    Show marketing remark (631 chars)

    Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

12. 2026-01-12
    listed $150,000 Active

    Show marketing remark (631 chars)

    Detitled manufactured home on . 6 acres! Spacious living room w/ shiplap wall is open to dining room and kitchen, which features: center island, bartop, refrigerator, stove & plenty of cabinets. Vinyl thru out living areas & bathrooms. Carpet in all bedrooms. Split bedroom plan. Owners bedroom has ceiling fan, private en-suite bathroom includes double sink vanity, separate shower, garden tub & walk-in-closet. 2 additional bedrooms with ceiling fans. Hall bathroom with tub/shower. No functional HVAC. Fenced backyard. Short sale. Sold as is where is with no repairs. Subject to third party approval. Cash only

13. 2022-09-23
    soldstatus $182,000 351-char remark

    Show marketing remark (351 chars)

    Welcome home to country living at its finest. This beautiful, newly renovated home is PRICED TO SELL and features brand new roof, NEW flooring, NEW carpet, NEW toilets, NEW sinks and faucets in kitchen & bathroom, NEW stainless steel appliances, washer & dryer to remain. Gorgeous lot w/ wheel chair accessible entry. This won't last long!

14. 2022-09-23
    soldstatus $182,000

    Show marketing remark (351 chars)

    Welcome home to country living at its finest. This beautiful, newly renovated home is PRICED TO SELL and features brand new roof, NEW flooring, NEW carpet, NEW toilets, NEW sinks and faucets in kitchen & bathroom, NEW stainless steel appliances, washer & dryer to remain. Gorgeous lot w/ wheel chair accessible entry. This won't last long!

15. 2022-09-23
    soldstatus $182,000

    Show marketing remark (351 chars)

    Welcome home to country living at its finest. This beautiful, newly renovated home is PRICED TO SELL and features brand new roof, NEW flooring, NEW carpet, NEW toilets, NEW sinks and faucets in kitchen & bathroom, NEW stainless steel appliances, washer & dryer to remain. Gorgeous lot w/ wheel chair accessible entry. This won't last long!

16. 2022-07-07
    listed $169,000
17. 2022-07-06
    listed $169,000 351-char remark

    Show marketing remark (351 chars)

    Welcome home to country living at its finest. This beautiful, newly renovated home is PRICED TO SELL and features brand new roof, NEW flooring, NEW carpet, NEW toilets, NEW sinks and faucets in kitchen & bathroom, NEW stainless steel appliances, washer & dryer to remain. Gorgeous lot w/ wheel chair accessible entry. This won't last long!

18. 2022-07-06
    listed $169,000

    Show marketing remark (351 chars)

    Welcome home to country living at its finest. This beautiful, newly renovated home is PRICED TO SELL and features brand new roof, NEW flooring, NEW carpet, NEW toilets, NEW sinks and faucets in kitchen & bathroom, NEW stainless steel appliances, washer & dryer to remain. Gorgeous lot w/ wheel chair accessible entry. This won't last long!

19. 2022-06-28
    historical
20. 2022-06-28
    historical
21. 2022-05-29
    listed $205,000
22. 2022-05-29
    listed $205,000

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $507 · $42/mo
• Expected delta: +$46/yr (+$4/mo · 9.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,614
• − Mortgage interest: −$4,985
• − Property taxes: −$462
• − Insurance: −$445
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,589
• Taxable income: $7,995
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,069/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Langley

• Score: 52/100
• State rank: #350
• US rank: #24887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 519
• Population (ZIP): 9,081

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.33%
• Current HPI: 127.9382
• 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

-51.7% since first listed

22 events — show timeline

• 2026-05-19 Price Changed $99,000 Consolidated MLS
• 2026-05-18 Price Changed $99,000 AMLS
• 2026-05-05 Price Changed $115,000 Consolidated MLS
• 2026-05-04 Price Changed $115,000 AMLS
• 2026-04-11 Price Changed $127,500 Consolidated MLS
• 2026-04-10 Price Changed $127,500 AMLS
• 2026-03-18 Price Changed $137,500 Consolidated MLS
• 2026-03-17 Price Changed $137,500 AMLS
• 2026-02-19 Price Changed $140,000 Consolidated MLS
• 2026-02-19 Price Changed $140,000 AMLS
• 2026-01-12 Listed $150,000 AMLS
• 2026-01-12 Listed $150,000 Consolidated MLS
• 2022-09-23 Sold (MLS) $182,000 Hive MLS
• 2022-09-23 Sold (MLS) $182,000 AMLS
• 2022-09-23 Sold (MLS) $182,000 Hive MLS
• 2022-07-07 Listed $169,000 AMLS
• 2022-07-06 Listed $169,000 Hive MLS
• 2022-07-06 Listed $169,000 Hive MLS
• 2022-06-28 Listing Removed — Hive MLS
• 2022-06-28 Listing Removed — Hive MLS
• 2022-05-29 Listed $205,000 Hive MLS
• 2022-05-29 Listed $205,000 Hive MLS

Property tax history

+0.4%/yr

Latest (2020): $462 · +0.0% YoY. Source: county tax records.