238 Saint Marks · Allendale, SC 29810

$110,000

3 bd · 1.0 ba · 1,254 sqft · Other public records · 6 Days on market

Built 1940 1.15 ac lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to this charming double-wide mobile home nestled in the Lowcountry of Allendale, South Carolina. Sitting on 1.15 acres, this 3 bedroom, 2 bathroom home offers comfortable country living with plenty of open space. The covered front porch is perfect for enjoying the peaceful surroundings and warm Lowcountry breeze. The property features mature trees and wide open skies, giving you that true rural South Carolina feel. With room to grow and a quiet setting, this is a wonderful opportunity to own land and a home in the heart of the Lowcountry.

Key facts

• Covered front porch
• Open space
• Quiet setting

Tags

• DOUBLE-WIDE MOBILE HOME
• COVERED FRONT PORCH
• MATURE TREES
• OPEN SPACE
• QUIET SETTING
• RURAL SOUTH CAROLINA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Community/Coop water
• Home design: Single-story home
• Construction: Metal roof
• Exterior features: Front porch; Property has a view; Lot approximately 1.15 acres

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Main level primary; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 53/100 on livability (#337 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, schools F, crime F.
• Allendale 01 (rural): math 14% / reading 25% proficiency, ranked #75 of 80 in SC (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 8 units permitted in Allendale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $4k appreciation (3.2% local appreciation)).
• Allendale County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $110,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.72×
• Total profit: $22,132
• Equity at exit: $50,724

10-year hold

• IRR: 14.3%
• Equity multiple: 3.16×
• Total profit: $66,608
• Equity at exit: $79,167

Cash invested: $30,800 (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 29810

• Home prices YoY: 2.3%
• Active inventory: 18
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $121

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 6 DOM
2. 2026-06-17
   days on market $110,000 Active 5 DOM
3. 2026-06-16
   days on market $110,000 Active 4 DOM
4. 2026-06-15
   days on market $110,000 Active 3 DOM
5. 2026-06-12
   remarks 552-char remark

   Show marketing remark (552 chars)

   Welcome to this charming double-wide mobile home nestled in the Lowcountry of Allendale, South Carolina. Sitting on 1.15 acres, this 3 bedroom, 2 bathroom home offers comfortable country living with plenty of open space. The covered front porch is perfect for enjoying the peaceful surroundings and warm Lowcountry breeze. The property features mature trees and wide open skies, giving you that true rural South Carolina feel. With room to grow and a quiet setting, this is a wonderful opportunity to own land and a home in the heart of the Lowcountry.

6. 2026-06-12
   listed $110,000 Active 1 DOM

   Show marketing remark (552 chars)

   Welcome to this charming double-wide mobile home nestled in the Lowcountry of Allendale, South Carolina. Sitting on 1.15 acres, this 3 bedroom, 2 bathroom home offers comfortable country living with plenty of open space. The covered front porch is perfect for enjoying the peaceful surroundings and warm Lowcountry breeze. The property features mature trees and wide open skies, giving you that true rural South Carolina feel. With room to grow and a quiet setting, this is a wonderful opportunity to own land and a home in the heart of the Lowcountry.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 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: $13,378
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,200
• Taxable loss: −$324
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,524/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: Allendale 01
• NCES district ID: 4500750
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $24,563
• Composite: 15.03/100
• National rank: #9355
• State rank: #75 of 80 in SC

Livability — Allendale

• Score: 53/100
• State rank: #337
• US rank: #24470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,571

Population outlook (Allendale County) Hauer SSP2

• Today (2025): 8,154 people
• By 2030: 7,487 · -8.2%
• By 2040: 6,216 · -23.8%
• By 2050: 5,277 · -35.3%
• By 2075: 3,993 · -51.0%
• By 2100: 3,427 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 17% White 14% Two or more races 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Greek 6% English 4% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Allendale

• 2024 margin: Solid D (+44.7) · D 71.6% · R 26.9% · Other 1.5%
• 2008→2024 swing: -7.0pp toward R · 2008: 51.7pp · 2024: 44.7pp
• All cycles: 2024: D+44.7 2020: D+52.4 2016: D+54.1 2012: D+57.3 2008: D+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 142.2881
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $110,000 RSMLS
• 2026-06-12 Listed $110,000 LRMLS

Property tax history

-17.6%/yr

Latest (2025): $113 · +12.9% YoY. Source: county tax records.