209 Boiling Springs Ln · Edmund, SC 29073

$157,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 42 Days on market

Built 1997 0.46 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your NextHome in the fast growing Red Bank community! This detitled mobile home sits on a half acre lot, and has three bedrooms and two full bathrooms. Located towards the end of a dead end street, you'll love the privacy this lot offers with no cut through traffic. Walking in you'll first take note of the open concept living room, dining area, and kitchen - providing a great space for entertaining. The kitchen has recent updates like a brand new dishwasher and butcher block countertops. The spacious primary bedroom has a walk-in closet and ensuite bathroom with a soaking tub. The two guest rooms share a nicely appointed hall bathroom. There is also a flex room, which could be ut

Key facts

• 0.46 acre lot
• Built 1997
• Listed 42 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.46-acre lot

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $152k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Congaree Elementary (math 27% / reading 24%, grade F, #444 of 597 statewide, top 75%, 368 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 563 active listings in the ZIP; solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $130k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.17% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,670
• Equity at exit: $23,409

10-year hold

• IRR: 13.6%
• Equity multiple: 2.10×
• Total profit: $48,260
• Equity at exit: $13,574

Cash invested: $43,960 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 563
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $498

Break-even live

Break-even rent $1,203

Max offer price $157,000

Occupancy floor 68%

Sensitivity live

Price	-10% $587	-5% $543	+0% $498	+5% $454	+10% $409
Rent	-10% $353	-5% $426	+0% $498	+5% $570	+10% $643
Rate	-1.0pp $577	-0.5pp $538	base $498	+0.5pp $457	+1.0pp $416

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-13
   statusdays on market $157,000 Pending 42 DOM
2. 2026-06-10
   days on market $157,000 Active - Contingent 41 DOM
3. 2026-06-09
   days on market $157,000 Active - Contingent 40 DOM
4. 2026-06-08
   days on market $157,000 Active - Contingent 39 DOM
5. 2026-06-07
   days on market $157,000 Active - Contingent 38 DOM
6. 2026-06-05
   days on market $157,000 Active - Contingent 35 DOM
7. 2026-06-03
   days on market $157,000 Active - Contingent 34 DOM
8. 2026-06-03
   days on market $157,000 Active - Contingent 33 DOM
9. 2026-06-02
   days on market $157,000 Active - Contingent 32 DOM
10. 2026-05-31
    days on market $157,000 Active - Contingent 31 DOM
11. 2026-05-15
    price $157,000
12. 2026-04-30
    listed $160,000 Active
13. 2023-08-21
    soldstatus $130,000
14. 2023-07-20
    status Pending
15. 2023-07-07
    price $139,900
16. 2023-06-21
    price $145,000
17. 2023-06-17
    status Active
18. 2023-06-14
    price $150,000
19. 2023-06-14
    status Pending
20. 2023-06-14
    price $145,000
21. 2023-06-08
    listed $150,000 Active
22. 2023-03-28
    soldstatus $65,000
23. 2001-11-14
    soldstatus $11,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$158/yr (+$13/mo · 21.5%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,998
• − Mortgage interest: −$8,794
• − Property taxes: −$736
• − Insurance: −$785
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,567
• Taxable income: $3,595
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $5,114/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Edmund

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

Census & demographics

• Census place: Edmund, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• Metro: Columbia, SC
• 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

+1327.3% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $157,000 Consolidated MLS
• 2026-04-30 Listed $160,000 Consolidated MLS
• 2023-08-21 Sold (Public Records) $130,000 Public Records
• 2023-07-20 Pending — Consolidated MLS
• 2023-07-07 Price Changed $139,900 Consolidated MLS
• 2023-06-21 Price Changed $145,000 Consolidated MLS
• 2023-06-17 Relisted — Consolidated MLS
• 2023-06-14 Price Changed $150,000 Consolidated MLS
• 2023-06-14 Pending — Consolidated MLS
• 2023-06-14 Price Changed $145,000 Consolidated MLS
• 2023-06-08 Listed $150,000 Consolidated MLS
• 2023-03-28 Sold (Public Records) $65,000 Public Records
• 2001-11-14 Sold (Public Records) $11,000 Public Records

Property tax history

+9.6%/yr

Latest (2024): $736 · +79.1% YoY. Source: county tax records.