43 Mcelveen Cir · Lynchburg, SC 29080

$129,990

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 14 Days on market

Built 2022 Average condition 10,018 sqft 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 +16.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Condition / age +2.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Where comfort meets affordability! This charming 3-bedroom, 2-bath home sits on a 0.23-acre lot and offers a spacious living area perfect for relaxing or entertaining. The eat-in kitchen provides plenty of room for family meals and everyday living. Conveniently located with easy access to both Florence and Sumter, this home is an excellent opportunity for first-time buyers, downsizers, or anyone looking for comfortable living at an affordable price.

Key facts

• 0.23 acre lot
• Built 2022
• Listed 13 days

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot on a private maintained gravel road (approximately 0.23 acres)
• HOA & community: Community features: Other

Exterior

• Security: Other security features
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available; Sewer available
• Home design: Manufactured house; One story
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built area approximately 1,456
• Exterior features: No exterior amenities listed; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Kitchen island; Walk-in closet(s); Open floorplan
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $70 ($843/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 $113k (13.3% below list).
• Recommended offer: $113k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#338 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lower Lee Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 175 students, 100% FRL); Lee Central Middle (math 2% / reading 17%, grade F, #223 of 229 statewide, top 97%, 358 students, 100% FRL); Lee Central High (math 12% / reading 52%, grade F, #187 of 196 statewide, top 96%, 450 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($898 loan paydown + $1k appreciation (1.1% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,702 (13.3% 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 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?
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.21×
• Total profit: $7,549
• Equity at exit: $45,094

10-year hold

• IRR: 8.4%
• Equity multiple: 2.03×
• Total profit: $37,453
• Equity at exit: $60,485

Cash invested: $36,397 (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 29080

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $70

Break-even live

Break-even rent $1,038

Max offer price $129,990

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $107	+0% $70	+5% $33	+10% $-3
Rent	-10% $-19	-5% $26	+0% $70	+5% $115	+10% $159
Rate	-1.0pp $136	-0.5pp $103	base $70	+0.5pp $37	+1.0pp $2

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $129,990 Active 14 DOM
2. 2026-06-18
   days on market $129,990 Active 13 DOM
3. 2026-06-17
   days on market $129,990 Active 12 DOM
4. 2026-06-16
   days on market $129,990 Active 11 DOM
5. 2026-06-15
   days on market $129,990 Active 10 DOM
6. 2026-06-14
   days on market $129,990 Active 8 DOM
7. 2026-06-13
   days on market $129,990 Active 7 DOM
8. 2026-06-10
   days on market $129,990 Active 5 DOM
9. 2026-06-09
   days on market $129,990 Active 4 DOM
10. 2026-06-08
    days on market $129,990 Active 3 DOM
11. 2026-06-07
    remarks 453-char remark
12. 2026-06-07
    listed $129,990 Active 2 DOM

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,524
• − Mortgage interest: −$7,281
• − Property taxes: −$1,011
• − Insurance: −$650
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,782
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $1,170/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 · 12 photos

Average 55/100 Cosmetic rehab

This charming 3-bedroom, 2-bath home offers a spacious living area and is in average condition. A fresh coat of paint and new curtains can significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Paint — Interior walls and exterior siding could use a fresh coat of paint.
• Minor Curtains — Windows could benefit from new curtains for a fresh look.

Value-add opportunities

• Both Paint interior and exterior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace curtains — New curtains improve the home's appearance and add a fresh touch.
• Both Landscaping — Enhanced landscaping can increase curb appeal and property value.
• Both HVAC maintenance — Regular maintenance ensures the HVAC system operates efficiently and quietly.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Interior walls and exterior siding could use a fresh coat of paint.	Minor	$500–3,000
Curtains · Windows could benefit from new curtains for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior and exterior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace curtains — New curtains improve the home's appearance and add a fresh touch. ↑
• Both Landscaping — Enhanced landscaping can increase curb appeal and property value. ↑
• Both HVAC maintenance — Regular maintenance ensures the HVAC system operates efficiently and quietly. ↑

ⓘ 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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Lynchburg

• Score: 53/100
• State rank: #338
• US rank: #24478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynchburg, SC
• Population (ZIP): 2,784

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 30% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Lee

• 2024 margin: D (+17.7) · D 55.8% · R 38.1% · Other 6.1%
• 2008→2024 swing: -13.9pp toward R · 2008: 31.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+27.5 2016: D+29.4 2012: D+35.3 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.11%
• Current HPI: 93.7365
• 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

1 event — show timeline

• 2026-06-05 Listed $129,990 SBOR