78 Dove St · Georgetown, SC 29440

$149,900

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 104 Days on market

Built 1990 1.05 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

Key facts

• Close to schools
• Close to dining
• Close to shopping

Tags

• FULLY FENCED BACKYARD
• FULLY EQUIPPED KITCHEN
• WINDOW TREATMENTS CONVEY
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: For sale
• HOA & community: Association fees billed monthly

Exterior

• Parking: Driveway parking; 2 parking spaces
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Double wide mobile home; Resale property; Zoned GC
• Construction: Vinyl siding
• Exterior features: Fenced yard; Lot approximately 1.05 acres

Interior

• Kitchen: Stainless steel appliances; Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the main level; At least one bedroom on the main level
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storm windows; Insulated doors and storm door(s); Air filtration; Main-level primary bedroom; Split bedroom layout; Vanity; Separate shower; Unfurnished
• Laundry & utility: Washer hookup; Washer and dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 2.00% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.62%
• DSCR: 2.90
• GRM: 4.2

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $70,594
• Equity at exit: $22,351

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $183,509
• Equity at exit: $12,961

Cash invested: $41,972 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,999 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,491

Break-even live

Break-even rent $1,112

Max offer price $149,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,575	-5% $1,533	+0% $1,491	+5% $1,448	+10% $1,406
Rent	-10% $1,254	-5% $1,372	+0% $1,491	+5% $1,609	+10% $1,728
Rate	-1.0pp $1,566	-0.5pp $1,529	base $1,491	+0.5pp $1,452	+1.0pp $1,412

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-09
   statusdays on market $149,900 Pending 104 DOM
2. 2026-06-08
   days on market $149,900 Active 103 DOM
3. 2026-06-07
   days on market $149,900 Active 102 DOM
4. 2026-06-03
   days on market $149,900 Active 98 DOM
5. 2026-06-02
   days on market $149,900 Active 97 DOM
6. 2026-06-01
   days on market $149,900 Active 96 DOM
7. 2026-05-31
   days on market $149,900 Active 95 DOM
8. 2026-05-30
   days on market $149,900 Active 94 DOM
9. 2026-05-21
   status Active
10. 2026-04-25
    historical Active Under Contract
11. 2026-04-20
    price $149,900
12. 2026-02-25
    listed $159,900 Active
13. 2020-06-24
    soldstatus $70,000 Closed 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

14. 2020-06-24
    soldstatus $70,000

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

15. 2020-06-01
    historical Active Under Contract 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

16. 2020-05-27
    status Active 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

17. 2020-05-20
    historical Active Under Contract 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

18. 2020-03-18
    status Active 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

19. 2020-03-09
    historical Active Under Contract 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

20. 2020-03-02
    listed $85,000 Active 327-char remark

    Show marketing remark (327 chars)

    Clean, updated, and ready to move in! Check out 78 Dove Street - just 10 minutes from Georgetown and Andrews! This double-wide mobile home has 5 bedrooms, 2 bathrooms, and a massive front porch, all on a one acre lot on a quiet street. This house has a spacious Landry/mud room, a roomy kitchen, and laminate floors throughout.

21. 2019-05-07
    soldstatus $56,000
22. 2019-05-06
    soldstatus $56,000 Sold 63-char remark

    Show marketing remark (63 chars)

    Five bedroom two bath mobile home on an almost an acre of land.

23. 2019-04-14
    status Pending 63-char remark

    Show marketing remark (63 chars)

    Five bedroom two bath mobile home on an almost an acre of land.

24. 2019-04-11
    listed $55,000 Active 63-char remark

    Show marketing remark (63 chars)

    Five bedroom two bath mobile home on an almost an acre of land.

25. 1991-08-01
    soldstatus $8,500

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$493/yr (+$41/mo · 136.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,988
• − Mortgage interest: −$8,397
• − Property taxes: −$361
• − Insurance: −$750
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − Depreciation: −$4,361
• Taxable income: $16,362
• Est. tax owed @ 24.0%: −$3,927
• After-tax cash flow: $13,960/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+1663.5% since first listed

17 events — show timeline

• 2026-05-21 Relisted — CCAR
• 2026-04-25 Contingent — CCAR
• 2026-04-20 Price Changed $149,900 CCAR
• 2026-02-25 Listed $159,900 CCAR
• 2020-06-24 Sold (Public Records) $70,000 Public Records
• 2020-06-24 Sold (MLS) $70,000 CCAR
• 2020-06-01 Contingent — CCAR
• 2020-05-27 Relisted — CCAR
• 2020-05-20 Contingent — CCAR
• 2020-03-18 Relisted — CCAR
• 2020-03-09 Contingent — CCAR
• 2020-03-02 Listed $85,000 CCAR
• 2019-05-07 Sold (Public Records) $56,000 Public Records
• 2019-05-06 Sold (MLS) $56,000 CCAR
• 2019-04-14 Pending — CCAR
• 2019-04-11 Listed $55,000 CCAR
• 1991-08-01 Sold (Public Records) $8,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $361 · -5.7% YoY. Source: county tax records.