2490 Carolina 311 · Holly Hill, SC 29436

$219,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 80 Days on market

Built 2026 0.27 ac lot

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

BRAND NEW 2026 CAVCO MANUFACTURED HOME in CROSS, SC. Property Highlights: * Built on Front Porch - plenty of room relaxation * All NEW KITCHEN Appliances * 3 Bedrooms with Primary at the back of the home * Primary Bedroom has its own Primary Bathroom with Built in Shelves * Short drive to Moncks Corner

Key facts

• Primary bathroom
• Built in shelves
• 0.27 acre lot

Tags

• NEW KITCHEN APPLIANCES
• PRIMARY BATHROOM
• BUILT IN SHELVES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Manufactured / Mobile Home; Single wide; One story; Ground-level entry; New construction
• Construction: Vinyl skirting
• Exterior features: Off-street parking

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open living/dining combo
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (26.8% below list).
• Recommended offer: $161k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.0% in Holly Hill — 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 57/100 on livability (#282 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cross Elementary (math 8% / reading 27%, grade F, #514 of 597 statewide, top 86%, 348 students, 100% FRL); Cross High (math 12% / reading 42%, grade F, #193 of 196 statewide, top 98%, 294 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-19 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 62 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.6% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,670 (26.8% 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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.29×
• Total profit: $17,898
• Equity at exit: $106,359

10-year hold

• IRR: 7.8%
• Equity multiple: 2.26×
• Total profit: $77,195
• Equity at exit: $170,137

Cash invested: $61,460 (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 29436

• Home prices YoY: 1.5%
• Active inventory: 62
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$1,151
• Tax est. 1.5%: −$274 /mo · $3,292/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-248

Break-even live

Break-even rent $1,920

Max offer price $183,669

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-172	+0% $-248	+5% $-323	+10% $-399
Rent	-10% $-375	-5% $-311	+0% $-248	+5% $-184	+10% $-121
Rate	-1.0pp $-137	-0.5pp $-192	base $-248	+0.5pp $-305	+1.0pp $-362

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $219,500 Active 80 DOM
2. 2026-06-18
   days on market $219,500 Active 77 DOM
3. 2026-06-17
   days on market $219,500 Active 76 DOM
4. 2026-06-16
   days on market $219,500 Active 75 DOM
5. 2026-06-15
   days on market $219,500 Active 74 DOM
6. 2026-06-13
   days on market $219,500 Active 72 DOM
7. 2026-06-13
   days on market $219,500 Active 71 DOM
8. 2026-06-10
   days on market $219,500 Active 69 DOM
9. 2026-06-09
   days on market $219,500 Active 68 DOM
10. 2026-06-08
    days on market $219,500 Active 67 DOM
11. 2026-06-07
    days on market $219,500 Active 66 DOM
12. 2026-06-05
    days on market $219,500 Active 63 DOM
13. 2026-06-03
    days on market $219,500 Active 62 DOM
14. 2026-06-03
    pricedays on market $219,500 Active 61 DOM
15. 2026-06-01
    days on market $230,000 Active 60 DOM
16. 2026-05-31
    days on market $230,000 Active 59 DOM
17. 2026-04-02
    listed $230,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,280
• − Mortgage interest: −$12,295
• − Property taxes: −$3,292
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,385
• Taxable loss: −$6,875
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-1,321/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Holly Hill

• Score: 57/100
• State rank: #282
• US rank: #22105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,234
• Population (ZIP): 4,257

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Danish 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 247.0789
• 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

1 event — show timeline

• 2026-04-02 Listed $230,000 Charleston Trident MLS