1458 Quattlebaum Rd · Fairview Crossroads, SC 29070

$163,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 47 Days on market

Built 2026 Excellent condition 1.01 ac lot ↓ 7% since listing

---

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 +23.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0

Listing remarks

1.01 acres with a Brand-New 2026 Mobile Home. Experience peaceful country living on 1.01 wooded acres located on Quattlebaum Rd. in Leesville, SC. This property features a brand-new 2026, 3-bedroom, 2-bath single-wide mobile home offering 1,216 sq. ft. of modern, efficient living space. The home includes a 1-year manufacturer’s warranty from delivery on the lot, giving you peace of mind from day one. Nestled in a quiet, natural setting. This home will be move-in ready. Enjoy the serenity of rural life while being just minutes from I-20, offering a quick commute to nearby towns and amenities. Don't miss this opportunity to own a spacious, affordable home in a beautiful country setting&

Key facts

• Move-in ready
• Wooded acres
• Quick commute

Tags

• WOODED ACRES
• MOVE-IN READY
• QUICK COMMUTE

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Dirt road access

Interior

• Kitchen: Eat-in kitchen with painted cabinets and Formica countertops; Vinyl kitchen flooring; Microwave above stove; Dishwasher; Refrigerator; Free-standing smooth-surface range
• Bedrooms: Master bedroom on the main level with double vanity, garden tub, private bath, separate shower and walk-in closet; Additional bedrooms with walk-in closets
• Flooring: Vinyl flooring in main living areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and master bedroom; Vinyl flooring in living room and throughout main areas; Mud room laundry
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 03 (rural): math 26% / reading 33% proficiency, ranked #56 of 80 in SC (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $158,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $108,024
• Equity at exit: $146,843

10-year hold

• IRR: 26.1%
• Equity multiple: 7.64×
• Total profit: $303,050
• Equity at exit: $316,673

Cash invested: $45,640 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 167
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $302

Break-even live

Break-even rent $1,426

Max offer price $163,000

Occupancy floor 78%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $163,000 Active 47 DOM
2. 2026-06-17
   days on market $163,000 Active 46 DOM
3. 2026-06-16
   days on market $163,000 Active 45 DOM
4. 2026-06-15
   days on market $163,000 Active 44 DOM
5. 2026-06-14
   pricedays on market $163,000 Active 42 DOM
6. 2026-06-10
   days on market $165,000 Active 39 DOM
7. 2026-06-09
   days on market $165,000 Active 38 DOM
8. 2026-06-08
   days on market $165,000 Active 37 DOM
9. 2026-06-07
   pricedays on market $165,000 Active 36 DOM
10. 2026-06-03
    days on market $168,000 Active 32 DOM
11. 2026-06-03
    days on market $168,000 Active 31 DOM
12. 2026-06-01
    days on market $168,000 Active 30 DOM
13. 2026-05-31
    days on market $168,000 Active 29 DOM
14. 2026-05-20
    price $168,000
15. 2026-05-08
    price $175,000
16. 2026-05-02
    listed $180,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,695
• − Mortgage interest: −$9,131
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$4,742
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,360/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This brand-new 2026 mobile home is move-in ready with excellent condition and no visible repairs needed. It offers a spacious, modern living space in a serene, wooded setting.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Painting — Fresh paint can make the home look more inviting and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting — Fresh paint can make the home look more inviting and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lexington 03
• NCES district ID: 4502760
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $40,709
• Composite: 24.88/100
• National rank: #7586
• State rank: #56 of 80 in SC

Livability — Fairview Crossroads

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

Census & demographics

• Population (ZIP): 15,528

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.72%
• Current HPI: 439.77
• 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

-6.7% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $168,000 Consolidated MLS
• 2026-05-08 Price Changed $175,000 Consolidated MLS
• 2026-05-02 Listed $180,000 Consolidated MLS