101 Lot 100 Dubbs Ave · Oak Grove, SC 29169

$17,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 38 Days on market

Built 1973 Est $25k · 33% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just hit the market in Oak Grove Estates! This charming 2-bedroom, 1-bath home at 101 Dubbs Lot 100 in West Columbia offers just under 1,000 sq ft of beautiful living space designed with a sustainable, modern, affordable touch. From the welcoming layout to the comfortable bedrooms, gorgeous ceramic kitchen backsplash, and durable planking flooring throughout, this home is ready for you to move in and make it your own. Park is investor friendly, Pet Friendly, Kid Friendly! Great central location! Schedule your tour today — this one won’t last long! RENT TO OWN AVAILABLE. Call Agent for Details. Land does not convey with this home, it is located in a park on leased land. Now accep

Key facts

• Kid friendly
• Central location
• Investor friendly

Tags

• CERAMIC KITCHEN BACKSPLASH
• VINYL PLANKING FLOORING
• CENTRAL LOCATION
• INVESTOR FRIENDLY
• PET FRIENDLY
• KID FRIENDLY

Property features AI

Finance

• Financial info: Has land lease of $637 per month
• HOA & community: Association fees collected monthly

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Home design: Single-wide manufactured/mobile home
• Exterior features: Single wide mobile home; Resale condition; Zoned property

Interior

• Bathrooms: 1 full bathroom
• Interior features: Furnished

🏷️ Possibly a rental listed for sale. The $17,000 price doesn't fit this home's estimated sale value (~$25,480) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $17k).
• Recommended offer: $16k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, schools D-, amenities F.
• 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.
• Market conditions: Rents rising (+3.5%/yr); 127 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $118 of loan paydown is wiped out by about $510 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 + 3.5% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $13k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $16,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 9.25% ✓
• Cap rate: 85.65%
• Cash-on-cash: 283.42%
• DSCR: 13.61
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $25,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Romell Rd	0.19mi	2/2.0	1,064 (+9%)	10mo	$28,000	$26	64

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.63×
• Total profit: $69,635
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 33.79×
• Total profit: $156,095
• Equity at exit: $1,470

Cash invested: $4,760 (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 29169

• Home prices YoY: -15.8%
• Rents YoY: 3.5%
• Active inventory: 127
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $1,124

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 23%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Leaphart Rd West Columbia, SC	2.0	1.0–2.0	632	$1,500	$2.37	11d	8	0.23mi
604 Melton St West Columbia, SC	1.0	1.0	1000	$1,475	$1.48	2d	1	0.41mi
200 # W Unit Woodberry Rd unit West Columbia, SC	2.0	2.0	1000	$1,300	$1.30	2d	1	1.07mi
2720 Sunset Blvd West Columbia, SC	1.0–3.0	1.0–2.0	1187	$2,132	$1.80	19d	35	1.10mi

Listing history 27 events

1. 2026-06-18
   days on market $17,000 Active 38 DOM
2. 2026-06-17
   days on market $17,000 Active 37 DOM
3. 2026-06-16
   days on market $17,000 Active 36 DOM
4. 2026-06-15
   days on market $17,000 Active 35 DOM
5. 2026-06-14
   pricedays on market $17,000 Active 33 DOM
6. 2026-06-13
   pricedays on market $18,000 Active 32 DOM
7. 2026-06-10
   days on market $20,000 Active 30 DOM
8. 2026-06-09
   days on market $20,000 Active 29 DOM
9. 2026-06-08
   days on market $20,000 Active 28 DOM
10. 2026-06-07
    pricedays on market $20,000 Active 27 DOM
11. 2026-06-05
    days on marketlisting id $25,000 Active 24 DOM
12. 2026-05-31
    days on market $25,000 Active 19 DOM
13. 2026-05-20
    price $25,000
14. 2026-05-16
    price $28,000
15. 2026-05-12
    listed $30,000 Active
16. 2026-05-06
    status Active
17. 2026-05-06
    historical
18. 2026-04-28
    historical
19. 2026-04-24
    historical Active Under Contract
20. 2026-04-18
    price $25,500
21. 2026-04-16
    price $30,500
22. 2026-04-14
    listed $30,000 Active
23. 2026-04-07
    price $30,000
24. 2026-04-07
    price $25,000
25. 2026-04-07
    historical
26. 2026-03-17
    price $21,000
27. 2026-03-14
    listed $22,000 Active

ⓘ 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: $18,862
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$495
• Taxable income: $14,057
• Est. tax owed @ 24.0%: −$3,374
• After-tax cash flow: $10,117/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 — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 21,647
• Household income: $57,122
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1172.0

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 (66%)
• Race & ethnicity: White 66% Black 16% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Chinese 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: ▼ -53.87%
• Current HPI: 287.4791
• Rent YoY: ▲ 3.48%
• 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

+13.6% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $25,000 CCAR
• 2026-05-16 Price Changed $28,000 CCAR
• 2026-05-12 Listed $30,000 CCAR
• 2026-05-06 Relisted — CCAR
• 2026-05-06 Listing Removed — CCAR
• 2026-04-28 Listing Removed — CCAR
• 2026-04-24 Contingent — CCAR
• 2026-04-18 Price Changed $25,500 CCAR
• 2026-04-16 Price Changed $30,500 CCAR
• 2026-04-14 Listed $30,000 CCAR
• 2026-04-07 Listing Removed — CCAR
• 2026-04-07 Price Changed $25,000 CCAR
• 2026-04-07 Price Changed $30,000 CCAR
• 2026-03-17 Price Changed $21,000 CCAR
• 2026-03-14 Listed $22,000 CCAR