186 Lone Lane Dr · Cope, SC 29038

$100,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 22 Days on market

Built 1999 4.55 ac lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4.5 ACRES IN THE COUNTRY!Opportunity awaits at 186 Lone Lane Drive in beautiful Cope, South Carolina! Situated on 4.55 acres in the peaceful SC countryside, this property offers endless potential with no HOA restrictions. Whether you're searching for an investment opportunity, future homestead, or affordable acreage to make your own over time, this property is full of possibilities. The property includes a 1999 double wide manufactured home featuring 3 bedrooms and 2 bathrooms. While the home does need renovation and repairs, it already offers a strong starting point with a metal roof that appears to be in good condition. Renovate the existing home, expand over time, or simply hold the prop

Key facts

• Rural living
• Metal roof
• No hoa restrictions

Tags

• 4.5 ACRES
• NO HOA RESTRICTIONS
• METAL ROOF
• FLEXIBLE COUNTRY PROPERTY
• PRIVATE RETREAT
• RURAL LIVING

Property features AI

Finance

• Other: Property listed as residential on 2–5 acre lot

Exterior

• Utilities: Septic tank; Electric service by Dominion Energy
• Home design: Manufactured/Mobile Home (double wide); One level
• Construction: Vinyl skirting
• Exterior features: Metal roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with garden tub/shower
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Family room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#288 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, amenities F, commute F.
• Zoned schools: Edisto Primary (554 students, 100% FRL); Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 16 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.1% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $100k implies a 669% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $98,500 (1.5% below list)

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. 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: 1.12% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.55×
• Total profit: $43,434
• Equity at exit: $63,228

10-year hold

• IRR: 22.1%
• Equity multiple: 5.16×
• Total profit: $116,526
• Equity at exit: $114,976

Cash invested: $28,000 (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 29038

• Home prices YoY: 3.8%
• Active inventory: 16
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $223

Break-even live

Break-even rent $835

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $280	-5% $252	+0% $223	+5% $195	+10% $167
Rent	-10% $135	-5% $179	+0% $223	+5% $267	+10% $312
Rate	-1.0pp $274	-0.5pp $249	base $223	+0.5pp $197	+1.0pp $171

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $100,000 Active 22 DOM
2. 2026-06-18
   days on market $100,000 Active 21 DOM
3. 2026-06-17
   days on market $100,000 Active 20 DOM
4. 2026-06-16
   days on market $100,000 Active 19 DOM
5. 2026-06-15
   days on market $100,000 Active 18 DOM
6. 2026-06-14
   days on market $100,000 Active 16 DOM
7. 2026-06-12
   days on market $100,000 Active 15 DOM
8. 2026-06-09
   days on market $100,000 Active 12 DOM
9. 2026-06-08
   days on market $100,000 Active 11 DOM
10. 2026-06-07
    days on market $100,000 Active 10 DOM
11. 2026-06-07
    days on market $100,000 Active 9 DOM
12. 2026-06-04
    days on market $100,000 Active 6 DOM
13. 2026-06-02
    days on market $100,000 Active 5 DOM
14. 2026-06-01
    days on market $100,000 Active 4 DOM
15. 2026-05-31
    days on market $100,000 Active 3 DOM
16. 2026-05-31
    days on market $100,000 Active 2 DOM
17. 2026-05-28
    listed $100,000 Active
18. 1999-03-22
    soldstatus $13,000
19. 1991-11-01
    soldstatus $20,000
20. 1991-08-01
    soldstatus $30,000
21. 1991-08-01
    soldstatus $10,000

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,417
• − Mortgage interest: −$5,602
• − Property taxes: −$1,127
• − Insurance: −$500
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,909
• Taxable income: $1,133
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,408/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)

No district data.

Livability — Cope

• Score: 56/100
• State rank: #288
• US rank: #22457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,452

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 5%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 165.7196
• 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

+233.3% since first listed

5 events — show timeline

• 2026-05-28 Listed $100,000 Charleston Trident MLS
• 1999-03-22 Sold (Public Records) $13,000 Public Records
• 1991-11-01 Sold (Public Records) $20,000 Public Records
• 1991-08-01 Sold (Public Records) $10,000 Public Records
• 1991-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+13.1%/yr

Latest (2024): $1,127 · +13.7% YoY. Source: county tax records.