233 Glenda Loop · Georgetown, SC 29440

$154,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 14 Days on market

Built 2026 Excellent condition ↓ 3% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon- Brand New Custom 2026- 3/Bed -2/Bath home with a Large Front Deck In McDonald Road Estates- Close to everything in Historic Georgetown, area schools, hospital, and local shopping. Custom Design floor plan- new flooring throughout. New Ceiling Fans. New fixtures. Large Open Designer Kitchen- New Designer Cabinets, Island, double sink, refrigerator, range, and dishwasher. Plenty of Kitchen storage. Large Master Bedroom suite with large walk-in closet. Master Bath has a Garden Tub/ Shower and Designer Double Sink Vanity. Sit back and relax on the Large front deck. Large lot with shade trees and flowers. Home has 8 foot flat ceilings, fiberglass tub/showers, New appliances, upgrade

Key facts

• Large front deck
• 4 parking spots
• Built 2026

Tags

• LARGE FRONT DECK
• CUSTOM DESIGN FLOOR PLAN
• LARGE OPEN DESIGNER KITCHEN
• NEW DESIGNER CABINETS
• PLENTY OF KITCHEN STORAGE
• LARGE MASTER BEDROOM SUITE

Property features AI

Finance

• Financial info: Property is for sale; Has a land lease of $400 monthly
• HOA & community: Monthly association fee; Association fees include water and sewer; Owner allowed golf cart and motorcycle; Community allows golf carts

Exterior

• Parking: Driveway parking; Space for boat and RV parking; Total of 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone service available
• Home design: Double-wide mobile home; To be built / proposed development status; Crawlspace foundation
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Front porch; Property located outside city limits; Rectangular lot

Interior

• Kitchen: Breakfast bar; Range; Range hood; Refrigerator; Dishwasher; Kitchen exhaust fan; Kitchen/dining combo
• Bedrooms: Bedroom on main level; At least one bedroom with walk-in closet (first level)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bathroom with garden tub and dual sinks; Tub/shower combination in at least one bathroom
• Heating & cooling: Central heating (electric, forced air); Central air conditioning
• Interior features: Ceiling fans in multiple rooms; Dual sinks; Garden tub/Roman tub; Main level primary bedroom; Tub with shower; Vanity; Walk-in closets; Window treatments; Storm windows; Storm door(s)
• Laundry & utility: Utility room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 12.5% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: severe wind risk, 99% 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 $154,900

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. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.5

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $25,633
• Equity at exit: $23,096

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $87,747
• Equity at exit: $13,393

Cash invested: $43,372 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $796

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 61%

Sensitivity live

Price	-10% $903	-5% $850	+0% $796	+5% $742	+10% $689
Rent	-10% $609	-5% $703	+0% $796	+5% $889	+10% $983
Rate	-1.0pp $874	-0.5pp $835	base $796	+0.5pp $756	+1.0pp $715

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $154,900 Active 14 DOM
2. 2026-06-17
   days on market $154,900 Active 13 DOM
3. 2026-06-16
   days on market $154,900 Active 12 DOM
4. 2026-06-15
   days on market $154,900 Active 11 DOM
5. 2026-06-14
   days on market $154,900 Active 9 DOM
6. 2026-06-10
   days on market $154,900 Active 6 DOM
7. 2026-06-09
   days on market $154,900 Active 5 DOM
8. 2026-06-08
   days on market $154,900 Active 4 DOM
9. 2026-06-07
   days on marketlisting id $154,900 Active 3 DOM
10. 2026-05-31
    days on market $154,900 Active 59 DOM
11. 2026-05-30
    days on market $154,900 Active 58 DOM
12. 2026-04-02
    listed $154,900 Active
13. 2026-01-31
    historical
14. 2025-12-04
    listed $154,900 Active
15. 2025-11-30
    historical
16. 2025-10-02
    listed $155,900 Active
17. 2025-09-30
    historical
18. 2025-08-26
    price $156,900
19. 2025-08-19
    price $157,900
20. 2025-08-02
    listed $158,900 Active
21. 2025-07-31
    historical
22. 2025-07-25
    price $158,900
23. 2025-05-14
    listed $159,900 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,352
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$4,506
• Taxable income: $7,534
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $7,744/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

Excellent 100/100 None rehab

This brand new custom 2026 manufactured home is move-in ready with excellent condition and no repairs needed. It offers a large open floor plan, new flooring, and modern appliances. Consider landscaping and smart home features to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Add smart home features — Improves convenience and adds value for both resale and rental.
• Both Add a smart thermostat — Improves energy efficiency and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add smart home features — Improves convenience and adds value for both resale and rental. ↑
• Both Add a smart thermostat — Improves energy efficiency and adds value for both resale and rental. ↑

ⓘ 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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

-3.1% since first listed

12 events — show timeline

• 2026-04-02 Listed $154,900 CCAR
• 2026-01-31 Listing Removed — CCAR
• 2025-12-04 Listed $154,900 CCAR
• 2025-11-30 Listing Removed — CCAR
• 2025-10-02 Listed $155,900 CCAR
• 2025-09-30 Listing Removed — CCAR
• 2025-08-26 Price Changed $156,900 CCAR
• 2025-08-19 Price Changed $157,900 CCAR
• 2025-08-02 Listed $158,900 CCAR
• 2025-07-31 Listing Removed — CCAR
• 2025-07-25 Price Changed $158,900 CCAR
• 2025-05-14 Listed $159,900 CCAR