111 Pamela Ave · New Ellenton, SC 29809

$149,900

4 bd · 2.0 ba · 1,064 sqft · Manufactured · 156 Days on market

Built 2020 0.25 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

: 4 Bedrooms, 2 Bathrooms, large kitchen with refrigerator, stove, dishwasher that opens up into a spacious living room, new front and back steps. The home has never been lived in just previous use as office space In New Ellenton in Aiken County. Close to Schools and shopping.

Key facts

• Close to schools
• Large kitchen
• Close to shopping

Tags

• LARGE KITCHEN
• SPACIOUS LIVING ROOM
• NEW FRONT AND BACK STEPS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: 2-car carport
• Utilities: Public sewer; Aiken Electric service
• Home design: Manufactured/mobile home; Single-story
• Construction: Vinyl skirt
• Exterior features: Interior lot

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 4 bedrooms; Master bedroom with garden tub/shower
• Flooring: Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump
• Interior features: Living/dining combo
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (1.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.1% in New Ellenton — 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 62/100 on livability (#194 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities 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.
• Market conditions: 45 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($132k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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. 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,608
• Equity at exit: $22,351

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,349
• Equity at exit: $12,961

Cash invested: $41,972 (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 29809

• Home prices YoY: -13.2%
• Active inventory: 45
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $136

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 86%

Sensitivity live

Price	-10% $240	-5% $188	+0% $136	+5% $84	+10% $32
Rent	-10% $19	-5% $77	+0% $136	+5% $195	+10% $253
Rate	-1.0pp $211	-0.5pp $174	base $136	+0.5pp $97	+1.0pp $58

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 156 DOM
2. 2026-06-17
   days on market $149,900 Active 155 DOM
3. 2026-06-16
   days on market $149,900 Active 154 DOM
4. 2026-06-15
   days on market $149,900 Active 153 DOM
5. 2026-06-14
   days on market $149,900 Active 151 DOM
6. 2026-06-13
   days on market $149,900 Active 150 DOM
7. 2026-06-10
   days on market $149,900 Active 148 DOM
8. 2026-06-09
   days on market $149,900 Active 147 DOM
9. 2026-06-08
   days on market $149,900 Active 146 DOM
10. 2026-06-07
    days on market $149,900 Active 145 DOM
11. 2026-06-03
    days on market $149,900 Active 141 DOM
12. 2026-06-02
    days on market $149,900 Active 140 DOM
13. 2026-06-01
    days on market $149,900 Active 139 DOM
14. 2026-05-31
    days on market $149,900 Active 138 DOM
15. 2026-05-30
    days on market $149,900 Active 137 DOM
16. 2026-01-15
    listed $149,900 Active 277-char remark

    Show marketing remark (277 chars)

    : 4 Bedrooms, 2 Bathrooms, large kitchen with refrigerator, stove, dishwasher that opens up into a spacious living room, new front and back steps. The home has never been lived in just previous use as office space In New Ellenton in Aiken County. Close to Schools and shopping.

17. 2026-01-12
    listed $149,900 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 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: $17,801
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,361
• Taxable loss: −$803
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,824/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 — New Ellenton

• Score: 62/100
• State rank: #194
• US rank: #16919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Ellenton, SC
• City population: 2,426
• Population (ZIP): 2,426

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 46% Black 45% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -31.58%
• Current HPI: 206.8995
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-15 Listed $149,900 RAGPD
• 2026-01-12 Listed $149,900 Charleston Trident MLS