1379 Track Road Rd · Pelion, SC 29123

$170,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 20 Days on market

Built 1998 1.10 ac lot

---

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).

• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable, spacious, and USDA eligible! This detitled manufactured home sits on 1.11 acres with a level backyard, giving you plenty of space to enjoy. Featuring 3 bedrooms and 2 bathroom, this home has a spacious open-concept layout that feels bright, comfortable, and functional. With USDA financing eligibility, this is one of the most affordable homes currently on the market and a great opportunity for buyers looking for value, land, and room to grow. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Level backyard
• Usda eligible
• 1.11 acres

Tags

• LEVEL BACKYARD
• OPEN-CONCEPT LAYOUT
• USDA ELIGIBLE
• 1.11 ACRES

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; 1.1 acres; Dirt road access; Public water

Interior

• Kitchen: Wood-natural cabinets; Formica countertops; Luxury vinyl plank flooring; Disposal; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on main level with double vanity, garden tub, separate shower, walk-in closet, ceiling fan, and luxury vinyl plank floors; Second bedroom on main level with private closet and luxury vinyl plank floors; Third bedroom on main level with private closet and luxury vinyl plank floors
• Flooring: Luxury vinyl plank flooring throughout primary living areas and bedrooms
• Bathrooms: Two full bathrooms (includes main baths)
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Wood-burning fireplace; Disposal; Refrigerator; Free-standing range
• Laundry & utility: Laundry in heated space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-9 ($-108/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (25.5% below list).
• Recommended offer: $127k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#297 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pelion Elementary (math 21% / reading 24%, grade F, #472 of 597 statewide, top 79%, 611 students, 100% FRL); Pelion High (math 14% / reading 77%, grade D-, #164 of 196 statewide, top 84%, 727 students, 65% FRL) — zoned schools average 83% FRL vs 30% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Lexington 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 95 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; list at $170k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,659 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $91,931
• Equity at exit: $153,149

10-year hold

• IRR: 21.4%
• Equity multiple: 6.69×
• Total profit: $271,008
• Equity at exit: $330,273

Cash invested: $47,600 (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 29123

• Active inventory: 95
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-9

Break-even live

Break-even rent $1,278

Max offer price $168,410

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $39	+0% $-9	+5% $-57	+10% $-105
Rent	-10% $-109	-5% $-59	+0% $-9	+5% $41	+10% $91
Rate	-1.0pp $77	-0.5pp $34	base $-9	+0.5pp $-53	+1.0pp $-98

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   statusdays on market $170,000 Pending 20 DOM
2. 2026-05-31
   days on market $170,000 Active - Contingent 19 DOM
3. 2026-05-17
   historical Active - Contingent
4. 2026-05-12
   listed $170,000 Active
5. 2022-05-17
   soldstatus $95,000
6. 2022-04-16
   historical
7. 2022-04-07
   listed $100,000 Active
8. 2009-05-09
   soldstatus $7,500

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$402/yr (+$33/mo · 70.8%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,199
• − Mortgage interest: −$9,523
• − Property taxes: −$567
• − Insurance: −$850
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,945
• Taxable loss: −$3,118
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $640/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Pelion

• Score: 56/100
• State rank: #297
• US rank: #22971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,024

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 8% Black 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 153.01%
• Current HPI: 582.654
• 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

+2166.7% since first listed

6 events — show timeline

• 2026-05-17 Contingent — Consolidated MLS
• 2026-05-12 Listed $170,000 Consolidated MLS
• 2022-05-17 Sold (Public Records) $95,000 Public Records
• 2022-04-16 Delisted — Consolidated MLS
• 2022-04-07 Listed $100,000 Consolidated MLS
• 2009-05-09 Sold (Public Records) $7,500 Public Records

Property tax history

+9.1%/yr

Latest (2024): $567 · -79.7% YoY. Source: county tax records.