145 Minnow Dr · Pawleys Island, SC 29585

$189,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 17 Days on market

Built 2026 Est $239k · 21% under ↓ 16% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beach Living in Pawleys Island off the South Causeway- Coming Soon- Brand New Custom 2026- 3/Bed -2/Bath home with a Large Front Deck - in the Heart of Pawleys Island- Short ride to the Ocean, Area Malls, Grocery Shopping, and plenty of Yummy Restaurants. Custom Design floor plan- new flooring throughout. New Ceiling Fans. New fixtures. Large Open Designer Kitchen- New Designer Cabinets, Island, double sink, refrigerator, range, and dishwasher. Plenty of Kitchen storage. Large Master Bedroom suite with large walk-in closet. Master Bath has a Garden Tub/ Shower and Designer Double Sink Vanity. Sit back and relax on the Large front deck. Large lot with shade trees and flowers. Home has 8 foo

Key facts

• Large front deck
• Garden tub shower
• 4 parking spots

Tags

• LARGE FRONT DECK
• CUSTOM DESIGN FLOOR PLAN
• LARGE OPEN DESIGNER KITCHEN
• NEW DESIGNER CABINETS
• LARGE MASTER BEDROOM SUITE
• GARDEN TUB SHOWER

Property features AI

Finance

• Other: Land lease: $600 monthly
• Financial info: Has land lease with monthly fee
• HOA & community: Monthly association fee; Association covers water and sewer; Owner allowed golf carts and motorcycles; Community allows golf carts

Exterior

• Parking: Driveway parking; Boat access/parking; RV access/parking; 4 parking spaces (total)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available
• Home design: Double wide mobile home; To be built / proposed
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Front porch; Outside city limits; Rectangular lot

Interior

• Kitchen: Breakfast bar; Range; Range hood; Refrigerator; Dishwasher; Kitchen exhaust fan; Kitchen/dining combination
• Bedrooms: Bedroom on main level; At least one bedroom with walk-in closet (first level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with garden tub/Roman tub and dual sinks; Tub/shower combination
• Heating & cooling: Central heating (electric, forced air); Central air conditioning
• Interior features: Ceiling fans; Dual sinks; Garden tub / Roman tub; Main level primary bedroom; Tub with shower; Vanity; Walk-in closets; Window treatments; Storm windows; Storm door(s); Unfurnished
• Laundry & utility: Utility room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (2.2% below list).
• Recommended offer: $186k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.2% in Pawleys Island — 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 70/100 on livability (#60 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Waccamaw Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 519 students, 100% FRL); Waccamaw Intermediate (math 53% / reading 56%, grade B-, #24 of 229 statewide, top 11%, 420 students, 43% FRL); Waccamaw High (math 42% / reading 93%, grade B, #72 of 196 statewide, top 36%, 858 students, 35% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 32% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Georgetown 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 398 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,781 (2.2% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $238,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Minnow Dr	0.27mi	2/1.5 (-1)	1,410 (+4%)	23mo	$250,000	$177	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,394
• Equity at exit: $28,315

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $16,984
• Equity at exit: $16,419

Cash invested: $53,172 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 398
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $321

Break-even live

Break-even rent $1,451

Max offer price $189,900

Occupancy floor 78%

Sensitivity live

Price	-10% $429	-5% $375	+0% $321	+5% $267	+10% $214
Rent	-10% $174	-5% $248	+0% $321	+5% $394	+10% $468
Rate	-1.0pp $417	-0.5pp $369	base $321	+0.5pp $272	+1.0pp $222

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1123 Blue Stem Dr Unit 30C Pawleys Island, SC	2.0	2.0	1300	$1,700	$1.31	25d	1	1.21mi
390 Pinehurst Ln Unit 14E Pawleys Island, SC	3.0	3.0	1275	$1,795	$1.41	25d	1	1.32mi
412 Pinehurst Ln Unit 15F Pawleys Island, SC	2.0	2.0	950	$2,000	$2.11	15d	1	1.34mi
39 Gates Way Pawleys Island, SC	3.0	1.5	1316	$1,995	$1.52	25d	1	1.39mi

Listing history 20 events

1. 2026-06-22
   days on market $189,900 Active 17 DOM
2. 2026-06-18
   days on market $189,900 Active 14 DOM
3. 2026-06-17
   days on market $189,900 Active 13 DOM
4. 2026-06-16
   days on market $189,900 Active 12 DOM
5. 2026-06-15
   days on market $189,900 Active 11 DOM
6. 2026-06-14
   days on market $189,900 Active 9 DOM
7. 2026-06-10
   days on market $189,900 Active 6 DOM
8. 2026-06-09
   days on market $189,900 Active 5 DOM
9. 2026-06-08
   days on market $189,900 Active 4 DOM
10. 2026-06-07
    days on marketlisting id $189,900 Active 3 DOM
11. 2026-05-31
    days on market $189,900 Active 59 DOM
12. 2026-05-30
    days on market $189,900 Active 58 DOM
13. 2026-04-02
    listed $189,900 Active
14. 2026-03-31
    historical
15. 2026-02-05
    listed $189,900 Active
16. 2026-01-31
    historical
17. 2025-12-04
    listed $189,900 Active
18. 2025-11-30
    historical
19. 2025-09-06
    listed $189,900 Active
20. 2017-06-12
    soldstatus $225,000

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$223/yr (+$19/mo · 26.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,294
• − Mortgage interest: −$10,637
• − Property taxes: −$859
• − Insurance: −$950
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,524
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $3,672/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 — Pawleys Island

• Score: 70/100
• State rank: #60
• US rank: #7489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,346

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -86.24%
• Current HPI: 211.3537
• 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

-15.6% since first listed

8 events — show timeline

• 2026-04-02 Listed $189,900 CCAR
• 2026-03-31 Listing Removed — CCAR
• 2026-02-05 Listed $189,900 CCAR
• 2026-01-31 Listing Removed — CCAR
• 2025-12-04 Listed $189,900 CCAR
• 2025-11-30 Listing Removed — CCAR
• 2025-09-06 Listed $189,900 CCAR
• 2017-06-12 Sold (Public Records) $225,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $859 · +6.3% YoY. Source: county tax records.