6505 Dakota Rd · South Congaree, SC 29170

$95,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 78 Days on market

Built 1987 0.74 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
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this spacious doublewide manufactured home set on . 74 acres and offering an abundance of indoor and outdoor living space. A large front porch and side deck welcome you in, while the property also includes a shed with electricity and a convenient quarter bath, plus a powered workshop ideal for hobbies, storage, or the perfect man cave. Inside, the home features 3 bedrooms and 2 bathrooms, including a generous primary suite with dual sinks, stand-up shower, soaking tub, and a large walk-in closet. Enjoy two separate living areas—each with its own fireplace and built-in entertainment center—providing flexible space for an office, playroom, or additional lounge area. The

Key facts

• Large front porch
• Side deck
• Quarter bath

Tags

• DOUBLEWIDE MANUFACTURED HOME
• LARGE FRONT PORCH
• SIDE DECK
• SHED WITH ELECTRICITY
• QUARTER BATH
• POWERED WORKSHOP

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Private well water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Dirt road access

Interior

• Kitchen: Eat-in kitchen with Formica countertops, painted cabinets, and vinyl flooring
• Bedrooms: Main-level master suite with double vanity, his-and-hers closets, private bath, separate shower, walk-in closet, private closet, vinyl floors, and a freestanding tub; Main-level second bedroom with shared bath, tub/shower, private closet, and laminate floors; Main-level third bedroom with shared bath, tub/shower, private closet, and vinyl floors
• Flooring: Vinyl flooring in primary living areas and master bedroom; Laminate flooring in bedroom 2
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating
• Interior features: Entertainment center in the living/formal living room; Wood-burning fireplace; Vinyl flooring in living spaces; Formal dining room in a combo layout
• Laundry & utility: Mud room with electric hookups in a heated space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#95 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Congaree Elementary (math 27% / reading 24%, grade F, #444 of 597 statewide, top 75%, 368 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 4.6% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $34k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.77% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.10%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.96×
• Total profit: $25,641
• Equity at exit: $14,165

10-year hold

• IRR: 32.0%
• Equity multiple: 4.13×
• Total profit: $83,329
• Equity at exit: $8,214

Cash invested: $26,600 (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 29170

• Home prices YoY: -16.9%
• Rents YoY: 4.6%
• Active inventory: 187
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $601

Break-even live

Break-even rent $923

Max offer price $95,000

Occupancy floor 59%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Lanier Ave West Columbia, SC	3.0	2.0	1448	$1,650	$1.14	11d	1	0.51mi
3150 Greenwood Dr Unit F West Columbia, SC	3.0	2.0	1680	$1,400	$0.83	11d	1	0.52mi

Listing history 38 events

1. 2026-06-18
   days on market $95,000 Active 78 DOM
2. 2026-06-17
   days on market $95,000 Active 77 DOM
3. 2026-06-16
   days on market $95,000 Active 76 DOM
4. 2026-06-15
   days on market $95,000 Active 75 DOM
5. 2026-06-14
   days on market $95,000 Active 73 DOM
6. 2026-06-13
   days on market $95,000 Active 72 DOM
7. 2026-06-10
   days on market $95,000 Active 70 DOM
8. 2026-06-09
   days on market $95,000 Active 69 DOM
9. 2026-06-09
   price $95,000 Active 68 DOM
10. 2026-06-08
    days on market $105,000 Active 68 DOM
11. 2026-06-07
    days on market $105,000 Active 67 DOM
12. 2026-06-05
    days on market $105,000 Active 64 DOM
13. 2026-06-03
    days on market $105,000 Active 63 DOM
14. 2026-06-03
    days on market $105,000 Active 62 DOM
15. 2026-06-02
    days on market $105,000 Active 61 DOM
16. 2026-05-31
    days on market $105,000 Active 60 DOM
17. 2026-05-21
    status Active
18. 2026-05-13
    status Pending
19. 2026-05-01
    price $105,000
20. 2026-03-29
    status Active
21. 2026-03-13
    status Pending
22. 2026-03-08
    listed $128,500 Active
23. 2023-10-08
    historical $1,400
24. 2023-09-29
    listed $1,400
25. 2023-09-06
    historical $1,400
26. 2023-09-05
    listed $1,400
27. 2022-05-02
    soldstatus $111,000
28. 2022-02-19
    historical
29. 2022-02-17
    status Active
30. 2022-02-02
    historical
31. 2022-01-31
    price $115,500
32. 2022-01-31
    status Active
33. 2021-12-11
    historical
34. 2021-12-07
    status Active
35. 2021-11-04
    historical
36. 2021-11-01
    listed $108,500 Active
37. 2000-10-13
    soldstatus $70,000
38. 2000-10-13
    soldstatus $99,400

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,205
• − Mortgage interest: −$5,321
• − Property taxes: −$2,300
• − Insurance: −$475
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$2,764
• Taxable income: $6,113
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $5,742/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 — South Congaree

• Score: 67/100
• State rank: #95
• US rank: #10688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 21,247
• Household income: $74,902
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 147.0

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 17% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -52.72%
• Current HPI: 259.713
• Rent YoY: ▲ 4.57%
• 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

+50.0% since first listed

22 events — show timeline

• 2026-05-21 Relisted — Consolidated MLS
• 2026-05-13 Pending — Consolidated MLS
• 2026-05-01 Price Changed $105,000 Consolidated MLS
• 2026-03-29 Relisted — Consolidated MLS
• 2026-03-13 Pending — Consolidated MLS
• 2026-03-08 Listed $128,500 Consolidated MLS
• 2023-10-08 Rental Removed $1,400 BUILDIUM
• 2023-09-29 Listed for Rent $1,400 BUILDIUM
• 2023-09-06 Rental Removed $1,400 BUILDIUM
• 2023-09-05 Listed for Rent $1,400 BUILDIUM
• 2022-05-02 Sold (Public Records) $111,000 Public Records
• 2022-02-19 Delisted — Consolidated MLS
• 2022-02-17 Relisted — Consolidated MLS
• 2022-02-02 Delisted — Consolidated MLS
• 2022-01-31 Price Changed $115,500 Consolidated MLS
• 2022-01-31 Relisted — Consolidated MLS
• 2021-12-11 Delisted — Consolidated MLS
• 2021-12-07 Relisted — Consolidated MLS
• 2021-11-04 Delisted — Consolidated MLS
• 2021-11-01 Listed $108,500 Consolidated MLS
• 2000-10-13 Sold (Public Records) $99,400 Public Records
• 2000-10-13 Sold (Public Records) $70,000 Public Records

Property tax history

+21.8%/yr

Latest (2024): $2,300 · +7.5% YoY. Source: county tax records.