100 Lot 53 Romell Rd · Oak Grove, SC 29169

$40,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 39 Days on market

Built 1993 Good condition Est $32k · 27% over ↓ 19% since listing

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Just hit the market in Oak Grove Estates! This charming 3-bedroom, 2-bath home at 100 Romell Lot 53 in West Columbia offers 1,216 sq ft of beautiful living space designed with a sustainable, modern touch. From the welcoming layout to the comfortable bedrooms, gorgeous ceramic bathrooms and durable vinyl planking flooring throughout, this home is ready for you to move in and make it your own. Park is investor friendly! Great location and pet-friendly! Schedule your tour today! This one won’t last long!

Key facts

• 2 parking spots
• Built 1993
• Listed 39 days

Property features AI

Finance

• HOA & community: Association fees charged monthly

Exterior

• Parking: Driveway; 2 parking spaces
• Utilities: Land lease payment $637 monthly
• Home design: Single wide mobile home; Resale property; Builder model: Destiny
• Exterior features: Estimated lot size; Zoned residential; Has land lease (monthly)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, schools D-, amenities F.
• 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.
• Market conditions: Rents rising (+3.5%/yr); 136 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 + 3.5% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 D 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: 4.77% ✓
• Cap rate: 43.24%
• Cash-on-cash: 131.96%
• DSCR: 6.87
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $31,616
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Romell Rd	0.02mi	2/2.0 (-1)	1,064 (-12%)	10mo	$28,000	$26	65

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.51×
• Total profit: $72,914
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 16.04×
• Total profit: $168,452
• Equity at exit: $3,458

Cash invested: $11,200 (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 29169

• Home prices YoY: -15.8%
• Rents YoY: 3.5%
• Active inventory: 136
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,232

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,259	-5% $1,245	+0% $1,232	+5% $1,218	+10% $1,204
Rent	-10% $1,081	-5% $1,156	+0% $1,232	+5% $1,307	+10% $1,382
Rate	-1.0pp $1,252	-0.5pp $1,242	base $1,232	+0.5pp $1,221	+1.0pp $1,211

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Leaphart Rd West Columbia, SC	2.0	1.0–2.0	632	$1,500	$2.37	12d	8	0.33mi
213 Favorite Ct West Columbia, SC	3.0	2.5	1251	$1,695	$1.35	22d	1	0.41mi
3220 Woodsen Cir West Columbia, SC	3.0	2.0	1475	$1,800	$1.22	24d	1	0.81mi
2720 Sunset Blvd West Columbia, SC	1.0–3.0	1.0–2.0	1187	$2,540	$2.14	20d	35	0.97mi
200 # W Unit Woodberry Rd unit West Columbia, SC	2.0	2.0	1000	$1,300	$1.30	4d	1	1.12mi
336 Gum Swamp Trl West Columbia, SC	3.0	2.5	1350	$2,500	$1.85	24d	1	1.35mi
308 Chisolm Ct Lexington, SC	3.0	2.0	1305	$1,800	$1.38	24d	1	1.43mi

Listing history 29 events

1. 2026-06-16
   days on market $40,000 Active 39 DOM
2. 2026-06-15
   days on market $40,000 Active 38 DOM
3. 2026-06-14
   days on market $40,000 Active 36 DOM
4. 2026-06-13
   days on market $40,000 Active 35 DOM
5. 2026-06-10
   days on market $40,000 Active 33 DOM
6. 2026-06-09
   days on market $40,000 Active 32 DOM
7. 2026-06-08
   days on market $40,000 Active 31 DOM
8. 2026-06-07
   pricedays on market $40,000 Active 30 DOM
9. 2026-06-05
   days on market $45,000 Active 27 DOM
10. 2026-06-03
    days on market $45,000 Active 26 DOM
11. 2026-06-03
    days on market $45,000 Active 25 DOM
12. 2026-06-02
    days on market $45,000 Active 24 DOM
13. 2026-05-31
    days on market $45,000 Active 23 DOM
14. 2026-05-20
    price $45,000
15. 2026-05-16
    price $49,000
16. 2026-05-13
    price $54,000
17. 2026-05-08
    listed $55,000 Active
18. 2026-05-06
    historical
19. 2026-05-04
    status Active
20. 2026-04-29
    status Active
21. 2026-04-29
    status Active
22. 2026-04-29
    listed $55,000 Active
23. 2026-04-29
    historical
24. 2026-04-29
    historical
25. 2026-04-29
    historical
26. 2026-04-28
    historical
27. 2026-04-20
    price $52,000
28. 2026-04-16
    price $56,000
29. 2026-03-31
    listed $55,500 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: $22,907
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$1,164
• Taxable income: $15,037
• Est. tax owed @ 24.0%: −$3,609
• After-tax cash flow: $11,170/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 2-bath home in Oak Grove Estates is move-in ready with modern finishes and a sustainable design. It offers a great location and pet-friendly environment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Freshens look and improves energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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)

• 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 — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 21,647
• Household income: $57,122
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1172.0

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 16% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

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: ▼ -53.87%
• Current HPI: 287.4791
• Rent YoY: ▲ 3.48%
• 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

-18.9% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $45,000 CCAR
• 2026-05-16 Price Changed $49,000 CCAR
• 2026-05-13 Price Changed $54,000 CCAR
• 2026-05-08 Listed $55,000 CCAR
• 2026-05-06 Listing Removed — CCAR
• 2026-05-04 Relisted — CCAR
• 2026-04-29 Relisted — CCAR
• 2026-04-29 Relisted — CCAR
• 2026-04-29 Listing Removed — CCAR
• 2026-04-29 Listing Removed — CCAR
• 2026-04-29 Listing Removed — CCAR
• 2026-04-29 Listed $55,000 CCAR
• 2026-04-28 Listing Removed — CCAR
• 2026-04-20 Price Changed $52,000 CCAR
• 2026-04-16 Price Changed $56,000 CCAR
• 2026-03-31 Listed $55,500 CCAR