120 Pomona Dr · Sandy Springs, SC 29625

$137,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 138 Days on market

Built 1993 0.33 ac lot Est $222k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.9/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very nice and fully remodeled manufactured home (single wide). Beautiful corner lot with circle driveway. Price includes the trailer and the lot! Lot is approximately 1/3 acre corner lot with circle driveway and partially fenced backyard Some of the upgrades just done include: New HVAC, new LVP flooring, new sinks & vanities, new paint & trim, new tub, new interior doors, new kitchen cabinets, new granite countertops & subway tile backsplash, new stove & exhaust hood, new refrigerator, new light fixtures, new plumbing fixtures, all new outlets & switches, new vinyl windows, new underpinning, new rear deck, and more ……… You won’t find

Key facts

• Fully remodeled
• New hvac
• New sinks

Tags

• FULLY REMODELED
• CIRCLE DRIVEWAY
• PARTIALLY FENCED BACKYARD
• NEW HVAC
• NEW LVP FLOORING
• NEW SINKS

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Circular gravel driveway; No garage
• Utilities: Private co-op water; Septic system; Private garbage pickup
• Home design: Single-story residence; Corner lot; Lot size: 1/2 acre or less; Lot dimensions approx. 103 x 81 x 152 x 175; Built in 1993; Outbuilding with water
• Construction: Aluminum siding exterior; Other/see remarks foundation; Roof: other (see remarks)
• Exterior features: Deck; Porch (other)

Interior

• Kitchen: 6 x 14 kitchen; Gas cooktop; Electric cooktop; Smooth cooktop surface; Self-cleaning oven; Electric oven; Refrigerator; Freezer
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on main level with full bath and shower only (approx. 10 x 18); Second bedroom approx. 8 x 10
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced air heating; Central forced cooling; Electric water heater
• Interior features: Ceiling fans; Granite countertops; Cable available; Smoke detector; Some window treatments; No fireplace; Other finished room(s) (see remarks)
• Laundry & utility: Laundry on 1st floor with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $137k.

Deal economics

• At list price, monthly cash flow is $4 ($46/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 $120k (12.2% below list).
• Recommended offer: $120k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.5% in Sandy Springs — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Anderson 04 (rural): math 56% / reading 60% proficiency, ranked #4 of 80 in SC (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mt. Lebanon Elementary (math 66% / reading 62%, grade B, #63 of 597 statewide, top 11%, 513 students, 52% FRL).
• Market conditions: Rents flat; 330 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $137k implies a 720% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,329 (12.2% below list)

Questions for the listing agent

1. It's been on market 138 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. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $221,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Roundabout Trl	0.16mi	3/2.0 (+1)	951 (+13%)	22mo	$250,625	$264	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-24,603
• Equity at exit: $20,427

10-year hold

• IRR: -16.4%
• Equity multiple: 0.18×
• Total profit: $-31,487
• Equity at exit: $11,845

Cash invested: $38,360 (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 29625

• Rents YoY: 0.8%
• Active inventory: 330
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $4

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 95%

Sensitivity live

Price	-10% $99	-5% $51	+0% $4	+5% $-44	+10% $-91
Rent	-10% $-91	-5% $-44	+0% $4	+5% $51	+10% $99
Rate	-1.0pp $73	-0.5pp $39	base $4	+0.5pp $-32	+1.0pp $-68

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $137,000 Pending 138 DOM
2. 2026-06-13
   days on market $137,000 Active 137 DOM
3. 2026-06-10
   days on market $137,000 Active 135 DOM
4. 2026-06-09
   days on market $137,000 Active 134 DOM
5. 2026-06-08
   days on market $137,000 Active 133 DOM
6. 2026-06-07
   days on market $137,000 Active 132 DOM
7. 2026-06-05
   days on market $137,000 Active 129 DOM
8. 2026-06-03
   days on market $137,000 Active 128 DOM
9. 2026-06-03
   days on market $137,000 Active 127 DOM
10. 2026-06-01
    days on market $137,000 Active 126 DOM
11. 2026-05-31
    days on market $137,000 Active 125 DOM
12. 2026-05-06
    price $137,000
13. 2026-02-16
    price $139,000
14. 2026-01-23
    listed $149,000 Active
15. 1995-03-26
    soldstatus $16,700

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,439
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,985
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $591/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: Anderson 04
• NCES district ID: 4500870
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $48,338
• Composite: 49.25/100
• National rank: #2030
• State rank: #4 of 80 in SC

Livability — Sandy Springs

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

Census & demographics

• County: Anderson County · 99,076 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 28,012
• Household income: $61,960
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 773.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.36%
• Current HPI: 307.3451
• Rent YoY: ▲ 0.75%
• Metro: Greenville-Anderson, 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

+720.4% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $137,000 Greater Greenville MLS
• 2026-02-16 Price Changed $139,000 Greater Greenville MLS
• 2026-01-23 Listed $149,000 Greater Greenville MLS
• 1995-03-26 Sold (Public Records) $16,700 Public Records

Property tax history

+0.9%/yr

Latest (2022): $233 · +9.4% YoY. Source: county tax records.