407 Dubard Boyle Rd · Columbia, SC 29203

$149,000

4 bd · 2.0 ba · 1,494 sqft · Manufactured · 79 Days on market

Built 2023 0.37 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2023 manufactured home offering 1,495 sq ft, 4 bedrooms, and 2 full baths. Spacious open floor plan with modern finishes and excellent use of space. Showings by appointment only!! Occupied – Do not disturb residents. Important Financing Note: This home is currently not detitled and is classified as a manufactured home. Buyers and buyers’ lenders must verify financing requirements. If detitling is required by the lender, that process will be part of the transaction. Occupied – Do not disturb residents. Great opportunity with a newer home—schedule your private showing today. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may

Key facts

• 0.37 acre lot
• Built 2023
• Listed 78 days

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Other exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom located on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump provides heating and cooling on the first level
• Interior features: Main-level master bedroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.0% in Columbia — 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 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Heights Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 441 students, 100% FRL); Alcorn Middle (math 2% / reading 12%, grade F, #228 of 229 statewide, top 100%, 370 students, 100% FRL); Eau Claire High (math 22% / reading 84%, grade C-, #139 of 196 statewide, top 71%, 627 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 44% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 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 $6k; list at $149k implies a 2609% gain — meaningful room to come down on a strong offer.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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. 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?
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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,373
• Equity at exit: $22,216

10-year hold

• IRR: 5.7%
• Equity multiple: 1.41×
• Total profit: $17,212
• Equity at exit: $12,883

Cash invested: $41,720 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 240
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $308

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 77%

Sensitivity live

Price	-10% $411	-5% $359	+0% $308	+5% $256	+10% $205
Rent	-10% $174	-5% $241	+0% $308	+5% $374	+10% $441
Rate	-1.0pp $383	-0.5pp $346	base $308	+0.5pp $269	+1.0pp $230

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Larkin Ct Columbia, SC	3.0	2.0	1248	$1,195	$0.96	25d	1	0.86mi

Listing history 22 events

1. 2026-06-21
   days on market $149,000 Active 79 DOM
2. 2026-06-18
   days on market $149,000 Active 76 DOM
3. 2026-06-17
   days on market $149,000 Active 75 DOM
4. 2026-06-16
   days on market $149,000 Active 74 DOM
5. 2026-06-15
   days on market $149,000 Active 73 DOM
6. 2026-06-14
   days on market $149,000 Active 71 DOM
7. 2026-06-10
   days on market $149,000 Active 68 DOM
8. 2026-06-09
   days on market $149,000 Active 67 DOM
9. 2026-06-08
   days on market $149,000 Active 66 DOM
10. 2026-06-07
    days on market $149,000 Active 65 DOM
11. 2026-06-03
    days on market $149,000 Active 61 DOM
12. 2026-06-03
    days on market $149,000 Active 60 DOM
13. 2026-06-01
    days on market $149,000 Active 59 DOM
14. 2026-05-31
    days on market $149,000 Active 58 DOM
15. 2026-05-17
    price $149,000
16. 2026-04-07
    price $150,000
17. 2026-04-06
    status Active
18. 2026-03-09
    status Pending
19. 2026-03-06
    listed $155,000 Active
20. 2026-01-15
    listed $155,000 Active
21. 1992-01-14
    soldstatus $5,500
22. 1992-01-13
    soldstatus $5,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,314
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$4,335
• Taxable income: $1,403
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $3,355/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: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+2609.1% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $149,000 Consolidated MLS
• 2026-04-07 Price Changed $150,000 Consolidated MLS
• 2026-04-06 Relisted — Consolidated MLS
• 2026-03-09 Pending — Consolidated MLS
• 2026-03-06 Listed $155,000 Consolidated MLS
• 2026-01-15 Listed $155,000 Consolidated MLS
• 1992-01-14 Sold (Public Records) $5,500 Public Records
• 1992-01-13 Sold (Public Records) $5,500 Public Records

Property tax history

-5.7%/yr

Latest (2025): $203 · +2.0% YoY. Source: county tax records.