120 Princess Ln · Wyboo, SC 29436

$245,000

3 bd · 2.5 ba · 2,324 sqft · Manufactured public records · 233 Days on market

Built 2003 1.16 ac lot

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Why this score? — see what drove the D- 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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Introducing a remarkable ranch-style home located on several acres just around the corner from a convenient boat ramp on the canal between Lake Moultrie and Lake Marion. This expansive property offers an exceptional level of privacy and a host of impressive features.As you approach the house, you'll be greeted by an inviting, covered front porch that serves as an ideal outdoor living space. With ample room for a complete dining set, it's the perfect spot to enjoy meals or unwind while relishing the surrounding natural beauty.Step inside and discover an open floor plan designed to provide a spacious and comfortable living experience. The living room, dining room, and family room seamlessly flow together, creating a welcoming atmosphere. The family room features a cozyfireplace, adding warmth and charm to the space. Adjacent to the family room is a well-appointed kitchen, complete with a center island and an eat-in area. Whether you're cooking a gourmet meal or enjoying a casual breakfast, this kitchen caters to your needs. The owner's retreat is a true haven within the home. It boasts an en-suite full bathroom featuring dual vanities, a relaxing garden tub, and a convenient walk-in shower. In addition to the luxurious bathroom, the owner's retreat includes a separate sitting room and an adjoining walk-in closet that is simply massive, providing an abundance of storage space. Outside, the property is graced by towering trees and magnificent ancient oaks, creating a picturesque and serene environment. The natural surroundings enhance the sense of tranquility and privacy that this home offers. With its move-in ready condition, you can start enjoying the comfortable and convenient lifestyle it provides immediately. Moreover, the fantastic location, coupled with the proximity to the boat ramp, allows for easy access to the picturesque waterways of Lake Moultrie and Lake Marion. Don't miss out on this incredible opportunity to own a property that combines exceptional privacy, attractive accommodations, and a desirable location. Schedule a viewing today and experience the beauty and tranquility for yourself.

Key facts

• Covered porch
• Open floor plan
• Nearby canal

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• LARGE ISLAND
• COVERED PORCH
• NEARBY CANAL
• BOAT RAMP

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured/mobile home (double wide); One story
• Construction: Double wide manufactured/mobile construction
• Exterior features: Metal roof; Property on 1–2 acres

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Bonus room; Eat-in kitchen; Family room; Formal living room; Living/dining combo; Separate dining room; Wood-burning fireplace
• Laundry & utility: Laundry room with washer and electric dryer hookups; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (32.7% below list).
• Recommended offer: $165k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cross Elementary (math 8% / reading 27%, grade F, #514 of 597 statewide, top 86%, 348 students, 100% FRL); Cross High (math 12% / reading 42%, grade F, #193 of 196 statewide, top 98%, 294 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-19 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 62 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.6% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $164,793 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.40×
• Total profit: $27,342
• Equity at exit: $118,716

10-year hold

• IRR: 9.2%
• Equity multiple: 2.48×
• Total profit: $101,656
• Equity at exit: $189,903

Cash invested: $68,600 (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 29436

• Home prices YoY: 1.5%
• Active inventory: 62
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-158

Break-even live

Break-even rent $1,849

Max offer price $217,004

Occupancy floor —

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $245,000 Active 233 DOM
2. 2026-06-17
   days on market $245,000 Active 232 DOM
3. 2026-06-16
   days on market $245,000 Active 231 DOM
4. 2026-06-15
   days on market $245,000 Active 230 DOM
5. 2026-06-13
   days on market $245,000 Active 228 DOM
6. 2026-06-13
   days on market $245,000 Active 227 DOM
7. 2026-06-10
   days on market $245,000 Active 225 DOM
8. 2026-06-09
   days on market $245,000 Active 224 DOM
9. 2026-06-08
   days on market $245,000 Active 223 DOM
10. 2026-06-07
    statusdays on market $245,000 Active 222 DOM
11. 2026-06-05
    days on market $245,000 Active Under Contract 219 DOM
12. 2026-06-03
    days on market $245,000 Active Under Contract 218 DOM
13. 2026-06-03
    days on market $245,000 Active Under Contract 217 DOM
14. 2026-06-01
    days on market $245,000 Active Under Contract 216 DOM
15. 2026-05-31
    days on market $245,000 Active Under Contract 215 DOM
16. 2026-04-22
    price $245,000
17. 2026-04-02
    price $250,000
18. 2026-03-10
    price $275,000
19. 2026-01-03
    status Active
20. 2025-11-07
    price $280,000
21. 2025-10-17
    listed $285,000 Active
22. 2023-08-14
    soldstatus $230,000 Closed 2142-char remark

    Show marketing remark (2142 chars)

    Introducing a remarkable ranch-style home located on several acres just around the corner from a convenient boat ramp on the canal between Lake Moultrie and Lake Marion. This expansive property offers an exceptional level of privacy and a host of impressive features.As you approach the house, you'll be greeted by an inviting, covered front porch that serves as an ideal outdoor living space. With ample room for a complete dining set, it's the perfect spot to enjoy meals or unwind while relishing the surrounding natural beauty.Step inside and discover an open floor plan designed to provide a spacious and comfortable living experience. The living room, dining room, and family room seamlessly flow together, creating a welcoming atmosphere. The family room features a cozyfireplace, adding warmth and charm to the space. Adjacent to the family room is a well-appointed kitchen, complete with a center island and an eat-in area. Whether you're cooking a gourmet meal or enjoying a casual breakfast, this kitchen caters to your needs. The owner's retreat is a true haven within the home. It boasts an en-suite full bathroom featuring dual vanities, a relaxing garden tub, and a convenient walk-in shower. In addition to the luxurious bathroom, the owner's retreat includes a separate sitting room and an adjoining walk-in closet that is simply massive, providing an abundance of storage space. Outside, the property is graced by towering trees and magnificent ancient oaks, creating a picturesque and serene environment. The natural surroundings enhance the sense of tranquility and privacy that this home offers. With its move-in ready condition, you can start enjoying the comfortable and convenient lifestyle it provides immediately. Moreover, the fantastic location, coupled with the proximity to the boat ramp, allows for easy access to the picturesque waterways of Lake Moultrie and Lake Marion. Don't miss out on this incredible opportunity to own a property that combines exceptional privacy, attractive accommodations, and a desirable location. Schedule a viewing today and experience the beauty and tranquility for yourself.

23. 2023-06-29
    historical Active Under Contract 2142-char remark

    Show marketing remark (2142 chars)

    Introducing a remarkable ranch-style home located on several acres just around the corner from a convenient boat ramp on the canal between Lake Moultrie and Lake Marion. This expansive property offers an exceptional level of privacy and a host of impressive features.As you approach the house, you'll be greeted by an inviting, covered front porch that serves as an ideal outdoor living space. With ample room for a complete dining set, it's the perfect spot to enjoy meals or unwind while relishing the surrounding natural beauty.Step inside and discover an open floor plan designed to provide a spacious and comfortable living experience. The living room, dining room, and family room seamlessly flow together, creating a welcoming atmosphere. The family room features a cozyfireplace, adding warmth and charm to the space. Adjacent to the family room is a well-appointed kitchen, complete with a center island and an eat-in area. Whether you're cooking a gourmet meal or enjoying a casual breakfast, this kitchen caters to your needs. The owner's retreat is a true haven within the home. It boasts an en-suite full bathroom featuring dual vanities, a relaxing garden tub, and a convenient walk-in shower. In addition to the luxurious bathroom, the owner's retreat includes a separate sitting room and an adjoining walk-in closet that is simply massive, providing an abundance of storage space. Outside, the property is graced by towering trees and magnificent ancient oaks, creating a picturesque and serene environment. The natural surroundings enhance the sense of tranquility and privacy that this home offers. With its move-in ready condition, you can start enjoying the comfortable and convenient lifestyle it provides immediately. Moreover, the fantastic location, coupled with the proximity to the boat ramp, allows for easy access to the picturesque waterways of Lake Moultrie and Lake Marion. Don't miss out on this incredible opportunity to own a property that combines exceptional privacy, attractive accommodations, and a desirable location. Schedule a viewing today and experience the beauty and tranquility for yourself.

24. 2023-06-19
    listed $230,000 Active 2142-char remark

    Show marketing remark (2142 chars)

    Introducing a remarkable ranch-style home located on several acres just around the corner from a convenient boat ramp on the canal between Lake Moultrie and Lake Marion. This expansive property offers an exceptional level of privacy and a host of impressive features.As you approach the house, you'll be greeted by an inviting, covered front porch that serves as an ideal outdoor living space. With ample room for a complete dining set, it's the perfect spot to enjoy meals or unwind while relishing the surrounding natural beauty.Step inside and discover an open floor plan designed to provide a spacious and comfortable living experience. The living room, dining room, and family room seamlessly flow together, creating a welcoming atmosphere. The family room features a cozyfireplace, adding warmth and charm to the space. Adjacent to the family room is a well-appointed kitchen, complete with a center island and an eat-in area. Whether you're cooking a gourmet meal or enjoying a casual breakfast, this kitchen caters to your needs. The owner's retreat is a true haven within the home. It boasts an en-suite full bathroom featuring dual vanities, a relaxing garden tub, and a convenient walk-in shower. In addition to the luxurious bathroom, the owner's retreat includes a separate sitting room and an adjoining walk-in closet that is simply massive, providing an abundance of storage space. Outside, the property is graced by towering trees and magnificent ancient oaks, creating a picturesque and serene environment. The natural surroundings enhance the sense of tranquility and privacy that this home offers. With its move-in ready condition, you can start enjoying the comfortable and convenient lifestyle it provides immediately. Moreover, the fantastic location, coupled with the proximity to the boat ramp, allows for easy access to the picturesque waterways of Lake Moultrie and Lake Marion. Don't miss out on this incredible opportunity to own a property that combines exceptional privacy, attractive accommodations, and a desirable location. Schedule a viewing today and experience the beauty and tranquility for yourself.

25. 2023-06-01
    historical
26. 2023-05-02
    status Active
27. 2023-03-23
    historical Active Under Contract
28. 2023-02-26
    status Active
29. 2023-02-25
    historical
30. 2022-12-06
    price $230,000
31. 2022-11-29
    status Active
32. 2022-09-01
    historical Active Contingent
33. 2022-08-19
    listed $220,000 Active
34. 2015-02-06
    historical
35. 2012-10-04
    listed $104,000

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$515/yr (+$43/mo · 58.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,775
• − Mortgage interest: −$13,724
• − Property taxes: −$881
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$7,127
• Taxable loss: −$6,346
• Est. tax savings @ 24.0%: +$1,523
• After-tax cash flow: $-379/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Wyboo

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

Census & demographics

• Population (ZIP): 4,257

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Danish 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 247.0789
• 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

+135.6% since first listed

20 events — show timeline

• 2026-04-22 Price Changed $245,000 Charleston Trident MLS
• 2026-04-02 Price Changed $250,000 Charleston Trident MLS
• 2026-03-10 Price Changed $275,000 Charleston Trident MLS
• 2026-01-03 Relisted — Charleston Trident MLS
• 2025-11-07 Price Changed $280,000 Charleston Trident MLS
• 2025-10-17 Listed $285,000 Charleston Trident MLS
• 2023-08-14 Sold (MLS) $230,000 Charleston Trident MLS
• 2023-06-29 Contingent — Charleston Trident MLS
• 2023-06-19 Listed $230,000 Charleston Trident MLS
• 2023-06-01 Listing Removed — Charleston Trident MLS
• 2023-05-02 Relisted — Charleston Trident MLS
• 2023-03-23 Contingent — Charleston Trident MLS
• 2023-02-26 Relisted — Charleston Trident MLS
• 2023-02-25 Listing Removed — Charleston Trident MLS
• 2022-12-06 Price Changed $230,000 Charleston Trident MLS
• 2022-11-29 Relisted — Charleston Trident MLS
• 2022-09-01 Contingent — Charleston Trident MLS
• 2022-08-19 Listed $220,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2012-10-04 Listed $104,000 Charleston Trident MLS

Property tax history

+21.0%/yr

Latest (2025): $881 · -17.1% YoY. Source: county tax records.