187 Ellexlee Rd · Santee, SC 29142

$150,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 32 Days on market

Built 1998 Good condition 1.13 ac lot

---

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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Renovated manufactured home in Santee, SC on approximately 1.28 acres with a large fenced yard, modern upgrades, and convenient access to Lake Marion, I-95, and I-26! This move-in ready 3-bedroom, 2-bath home offers approximately 1,500 sq ft and has been extensively updated throughout with features buyers are searching for. Major improvements include a brand-new roof, new 4-ton heat pump, updated well and septic with new field lines, new textured siding, and upgraded windows trimmed out to give the appearance of a traditional site-built home. The beautifully updated kitchen features new cabinets, countertops, and appliances, while both bathrooms have been renovated with new vanities, sinks,

Key facts

• New heat pump
• Modern upgrades
• Brand new roof

Tags

• RENOVATED MANUFACTURED HOME
• LARGE FENCED YARD
• MODERN UPGRADES
• BRAND NEW ROOF
• NEW HEAT PUMP
• UPDATED WELL AND SEPTIC

Property features AI

Finance

• Other: Property sits on approximately 1.128 acres; Road access is dirt

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-story home
• Construction: Fiber cement (Hardy Plank) exterior; Crawlspace foundation
• Exterior features: Workshop; Uncovered front porch; Uncovered back porch; Full yard fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Luxury vinyl plank flooring in kitchen; Eat-in layout; Painted cabinets; Non-standard countertops
• Bedrooms: Master bedroom on main level with private bath, tub/shower, ceiling fan, private closet, luxury vinyl plank flooring; Second bedroom on main level with shared bath, tub/shower, private closet, luxury vinyl plank flooring; Third bedroom on main level with shared bath, tub/shower, ceiling fan, private closet, luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace; Eat-in kitchen; Painted cabinets; Countertops (other)
• Laundry & utility: Main-level utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.4% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.06×
• Total profit: $44,568
• Equity at exit: $71,481

10-year hold

• IRR: 19.2%
• Equity multiple: 3.91×
• Total profit: $122,328
• Equity at exit: $113,406

Cash invested: $42,000 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $356

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $150,000 Active 32 DOM
2. 2026-06-18
   days on market $150,000 Active 31 DOM
3. 2026-06-17
   days on market $150,000 Active 30 DOM
4. 2026-06-16
   days on market $150,000 Active 29 DOM
5. 2026-06-15
   days on market $150,000 Active 28 DOM
6. 2026-06-14
   days on market $150,000 Active 26 DOM
7. 2026-06-12
   days on market $150,000 Active 25 DOM
8. 2026-06-09
   days on market $150,000 Active 22 DOM
9. 2026-06-08
   days on market $150,000 Active 21 DOM
10. 2026-06-07
    days on market $150,000 Active 20 DOM
11. 2026-06-07
    days on market $150,000 Active 19 DOM
12. 2026-06-04
    days on market $150,000 Active 16 DOM
13. 2026-06-02
    days on market $150,000 Active 15 DOM
14. 2026-06-01
    price $150,000 Active 14 DOM
15. 2026-06-01
    days on market $160,000 Active 14 DOM
16. 2026-05-31
    days on market $160,000 Active 13 DOM
17. 2026-05-31
    days on market $160,000 Active 12 DOM
18. 2026-05-18
    listed $160,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,155
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$4,364
• Taxable income: $2,004
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $3,792/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This renovated manufactured home in Santee, SC is move-in ready with modern upgrades and a large fenced yard.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint — refreshes the home's appearance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — refreshes the home's appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,658

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.47%
• Current HPI: 193.5623
• 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

• 2026-05-18 Listed $160,000 Consolidated MLS