2111 Boxcar Rd · Lancaster, SC 29720

$105,700

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 165 Days on market

Built 1994 1.00 ac lot ↓ 23% 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced for Quick Sale/Motivated Seller - Situated on a highly sought-after one-acre, level lot, this affordable 2 bedroom, 2 full bath home has been freshly cleaned and is ready for its next chapter. Whether you’re looking to downsize, purchase your first home, or transition from renting to owning, this property offers incredible potential. With a little TLC, the possibilities truly shine through or take advantage of what's happening with all of the surrounding New Construction and start fresh with a brand-new build. The expansive one-acre lot provides plenty of parking and space for everything from backyard cookouts and graduation celebrations to unforgettable family gatherings, or e

Key facts

• One acre lot
• Convenient access
• 1 acre lot

Tags

• ONE ACRE LOT
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Circular driveway; Driveway
• Utilities: County water; County sewer; Electricity connected
• Home design: Manufactured singlewide home; One story; Crawl space foundation; Completed residential property
• Construction: Manufactured construction; Aluminum exterior
• Exterior features: Asphalt/paved road access; Publicly maintained road

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 6 total rooms; Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.5% in Lancaster — 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 55/100 on livability (#301 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools C-, crime F, amenities F.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 685 active listings in the ZIP; 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $731 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,016 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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. 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?
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: 1.23% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.07%
• DSCR: 1.71
• GRM: 6.8

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $8,071
• Equity at exit: $15,760

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $39,359
• Equity at exit: $9,139

Cash invested: $29,596 (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 29720

• Home prices YoY: -28.2%
• Active inventory: 685
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$554
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $396

Break-even live

Break-even rent $798

Max offer price $105,700

Occupancy floor 64%

Sensitivity live

Price	-10% $456	-5% $426	+0% $396	+5% $366	+10% $336
Rent	-10% $294	-5% $345	+0% $396	+5% $448	+10% $499
Rate	-1.0pp $450	-0.5pp $423	base $396	+0.5pp $369	+1.0pp $341

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: $26,425
• Closing costs: $3,171
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $105,700 Active 165 DOM
2. 2026-06-18
   price $105,700 Active 162 DOM
3. 2026-06-18
   days on market $122,900 Active 162 DOM
4. 2026-06-17
   days on market $122,900 Active 161 DOM
5. 2026-06-16
   days on market $122,900 Active 160 DOM
6. 2026-06-15
   days on market $122,900 Active 159 DOM
7. 2026-06-13
   days on market $122,900 Active 157 DOM
8. 2026-06-09
   days on market $122,900 Active 153 DOM
9. 2026-06-08
   days on market $122,900 Active 152 DOM
10. 2026-06-07
    days on market $122,900 Active 151 DOM
11. 2026-06-04
    days on market $122,900 Active 148 DOM
12. 2026-06-03
    days on market $122,900 Active 147 DOM
13. 2026-06-02
    days on market $122,900 Active 146 DOM
14. 2026-06-01
    days on market $122,900 Active 145 DOM
15. 2026-05-31
    days on market $122,900 Active 144 DOM
16. 2026-05-15
    price $122,900
17. 2026-04-07
    price $129,900
18. 2026-03-04
    price $133,700
19. 2026-02-13
    price $149,900
20. 2026-01-22
    price $157,500
21. 2026-01-07
    listed $160,000 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: $382 · $32/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$220/yr (+$18/mo · 57.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,592
• − Mortgage interest: −$5,921
• − Property taxes: −$382
• − Insurance: −$528
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,075
• Taxable income: $3,191
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,990/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Lancaster

• Score: 55/100
• State rank: #301
• US rank: #23178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 91,213 people
• City population: 53,584
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 53,584
• Household income: $62,969
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 1158.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.90%
• Current HPI: 244.328
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-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

-23.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $122,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $129,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $133,700 CANOPYMLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $157,500 CANOPYMLS as Distributed by MLS Grid
• 2026-01-07 Listed $160,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2019): $382 · +3.9% YoY. Source: county tax records.