1519 Converse Ct · Dovesville, SC 29540

$115,000

3 bd · 2.0 ba · 1,680 sqft · Other · 60 Days on market

Built 2004 0.58 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1519 Converse Court in Darlington, South Carolina! This well-maintained 3-bedroom, 2-bathroom mobile home offers plenty of space to spread out, featuring a living room, dining area, and an additional den—perfect for flexible everyday living. Situated on approximately 0.58 acres, this property gives you room to enjoy the outdoors while still being conveniently located. Inside, you’ll find an open kitchen with a combination dining area that makes entertaining and daily living easy and comfortable. The living room features a cozy fireplace, creating a warm and inviting atmosphere. The primary suite includes a jetted tub along with a separate shower, offering a great spac

Key facts

• Brick underpinned
• Cozy fireplace
• Jetted tub

Tags

• OPEN KITCHEN
• COZY FIREPLACE
• JETTED TUB
• BRICK UNDERPINNED
• ROOM TO ENJOY OUTDOORS

Property features AI

Exterior

• Home design: Manufactured/mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof; Lot of approximately 0.58 acre

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Fireplace in the living room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (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.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Darlington Middle (math 21% / reading 28%, grade F, #166 of 229 statewide, top 72%, 919 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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: 1.11% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 7.5

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,804
• Equity at exit: $17,147

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $27,757
• Equity at exit: $9,943

Cash invested: $32,200 (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 29540

• Home prices YoY: -2.5%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $322

Break-even live

Break-even rent $868

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $387	-5% $354	+0% $322	+5% $289	+10% $257
Rent	-10% $221	-5% $271	+0% $322	+5% $372	+10% $422
Rate	-1.0pp $380	-0.5pp $351	base $322	+0.5pp $292	+1.0pp $262

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1634 Shilow Dr Darlington, SC	3.0	2.0	1060	$1,275	$1.20	21d	1	0.29mi

Listing history 14 events

1. 2026-06-10
   days on market $115,000 Active 60 DOM
2. 2026-06-09
   days on market $115,000 Active 59 DOM
3. 2026-06-08
   days on market $115,000 Active 58 DOM
4. 2026-06-07
   days on market $115,000 Active 57 DOM
5. 2026-06-05
   days on market $115,000 Active 54 DOM
6. 2026-06-03
   days on market $115,000 Active 53 DOM
7. 2026-06-02
   days on market $115,000 Active 52 DOM
8. 2026-06-01
   days on market $115,000 Active 51 DOM
9. 2026-05-31
   days on market $115,000 Active 50 DOM
10. 2026-05-30
    days on market $115,000 Active 49 DOM
11. 2026-04-22
    price $115,000
12. 2026-04-11
    listed $130,000 Active
13. 2018-10-25
    soldstatus $78,000
14. 2004-04-27
    soldstatus $6,900

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$240/yr (+$20/mo · 57.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$6,442
• − Property taxes: −$415
• − Insurance: −$575
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,345
• Taxable income: $2,075
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,362/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Dovesville

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

Census & demographics

• Population (ZIP): 3,596

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 41%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.37%
• Current HPI: 172.1634
• 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

+1566.7% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $115,000 RAGPD
• 2026-04-11 Listed $130,000 RAGPD
• 2018-10-25 Sold (Public Records) $78,000 Public Records
• 2004-04-27 Sold (Public Records) $6,900 Public Records

Property tax history

+27.4%/yr

Latest (2025): $415 · +0.2% YoY. Source: county tax records.