400 Disher Dr · Little Mountain, SC 29070

$179,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 25 Days on market

Built 1996 0.75 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 +19.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a private ¾-acre lot just minutes from Acapulco boat landing and Lake Murray access, this completely renovated manufactured home offers the perfect blend of modern updates, convenience, and outdoor lifestyle. Taken down to the studs and thoughtfully rebuilt from top to bottom, this property features a new roof, vinyl siding, windows, sheetrock, subflooring, and durable LVP throughout. Freshly painted in the timeless Sherwin-Williams “Shoji White, ” the interior feels bright, clean, and inviting. The beautifully updated kitchen showcases quality cabinetry, butcher block countertops, a stunning herringbone backsplash, and brand-new appliances that perfectly c

Key facts

• Private lot
• Vinyl siding
• Updated kitchen

Tags

• PRIVATE LOT
• COMPLETELY RENOVATED
• NEW ROOF
• VINYL SIDING
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Well water; Septic sewer
• Home design: Single-family property; Approximately 1,216 total heated square feet
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Gravel road access; Well water

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#89 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $16k; list at $179k implies a 1055% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $176,315 (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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

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: 27.5%
• Equity multiple: 3.19×
• Total profit: $109,523
• Equity at exit: $161,257

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $313,138
• Equity at exit: $347,758

Cash invested: $50,120 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $189

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 85%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-14
   statusdays on market $179,000 Pending 25 DOM
2. 2026-06-10
   days on market $179,000 Active - Contingent 23 DOM
3. 2026-06-09
   days on market $179,000 Active - Contingent 22 DOM
4. 2026-06-08
   days on market $179,000 Active - Contingent 21 DOM
5. 2026-06-07
   days on market $179,000 Active - Contingent 20 DOM
6. 2026-06-03
   days on market $179,000 Active - Contingent 16 DOM
7. 2026-06-03
   days on market $179,000 Active - Contingent 15 DOM
8. 2026-06-01
   days on market $179,000 Active - Contingent 14 DOM
9. 2026-05-31
   days on market $179,000 Active - Contingent 13 DOM
10. 2026-05-18
    listed $179,000 Active
11. 2025-10-22
    status Pending
12. 2025-10-07
    historical Active - Contingent
13. 2025-10-02
    listed $45,000 Active
14. 1999-09-03
    soldstatus $15,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $21,654
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$5,207
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,412/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: 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 — Little Mountain

• Score: 67/100
• State rank: #89
• US rank: #10300

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+1054.8% since first listed

5 events — show timeline

• 2026-05-18 Listed $179,000 Consolidated MLS
• 2025-10-22 Pending — Consolidated MLS
• 2025-10-07 Contingent — Consolidated MLS
• 2025-10-02 Listed $45,000 Consolidated MLS
• 1999-09-03 Sold (Public Records) $15,500 Public Records

Property tax history

-1.4%/yr

Latest (2024): $306 · +0.5% YoY. Source: county tax records.