249 J L Green Ln · Pageland, SC 29728

$199,999

3 bd · 2.0 ba · 1,522 sqft · Other · 56 Days on market

Built 1998 0.63 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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover comfort, privacy, and value with this well-maintained 3-bedroom, 2-bathroom mobile home situated on 0.63 peaceful acres. Perfect for first-time homebuyers or investors, this property offers the advantage of a mobile home permanently attached to the land, making financing and long-term ownership more accessible. With no HOA, you’ll enjoy the freedom to use your property your way. Home is being sold as-is, including washer, dryer, refrigerator, offering a great opportunity to make it your own. Take in the beautiful pasture view from the side deck—an ideal spot for morning coffee or evening unwinding. The home includes a convenient access ramp and a huge garage with a dedi

Key facts

• Pasture view
• Huge garage
• Dedicated workspace

Tags

• NO HOA
• PASTURE VIEW
• HUGE GARAGE
• DEDICATED WORKSPACE
• USABLE LAND
• FUNCTIONAL SPACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage (1-car); Additional 3 open parking spaces
• Utilities: City water; Private sewer; Cable connected; Electricity connected; Wired internet available
• Home design: Single family residence — manufactured doublewide; One level; Facing information not provided
• Construction: Manufactured construction; Vinyl exterior; Metal roof; Built on a permanent foundation; One-story
• Exterior features: Deck; Front porch; Cleared, wooded lot with views; Publicly maintained road; Gravel and paved road surfaces; Ramp(s) to main level (accessibility)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 11 total rooms; Ceiling fan(s); Storage; Walk-in closet(s); Permanent foundation
• Laundry & utility: Washer/Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $163k (18.4% below list).
• Recommended offer: $163k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Pageland — 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 52/100 on livability (#352 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Chesterfield 01 (rural): math 25% / reading 36% proficiency, ranked #55 of 80 in SC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Petersburg Primary (434 students, 100% FRL); Central High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 644 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 30% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Chesterfield 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 118 active listings in the ZIP; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Chesterfield County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,128 (18.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 18% 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 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: 0.82% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $114,626
• Equity at exit: $180,175

10-year hold

• IRR: 22.6%
• Equity multiple: 6.94×
• Total profit: $332,825
• Equity at exit: $388,554

Cash invested: $56,000 (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 29728

• Home prices YoY: 19.9%
• Active inventory: 118
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $91

Break-even live

Break-even rent $1,516

Max offer price $199,999

Occupancy floor 89%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $199,999 Active 56 DOM
2. 2026-06-17
   days on market $199,999 Active 55 DOM
3. 2026-06-16
   days on market $199,999 Active 54 DOM
4. 2026-06-15
   days on market $199,999 Active 53 DOM
5. 2026-06-13
   days on market $199,999 Active 51 DOM
6. 2026-06-09
   days on market $199,999 Active 47 DOM
7. 2026-06-08
   days on market $199,999 Active 46 DOM
8. 2026-06-07
   days on market $199,999 Active 45 DOM
9. 2026-06-04
   days on market $199,999 Active 42 DOM
10. 2026-06-03
    days on market $199,999 Active 41 DOM
11. 2026-06-02
    days on market $199,999 Active 40 DOM
12. 2026-06-01
    days on market $199,999 Active 39 DOM
13. 2026-05-31
    days on market $199,999 Active 38 DOM
14. 2026-04-23
    listed $199,999 Active
15. 2023-10-17
    soldstatus $130,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$352/yr (+$29/mo · 44.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,575
• − Mortgage interest: −$11,203
• − Property taxes: −$788
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,818
• Taxable loss: −$2,366
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,659/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: Chesterfield 01
• NCES district ID: 4501560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $33,946
• Composite: 25.04/100
• National rank: #7547
• State rank: #55 of 80 in SC

Livability — Pageland

• Score: 52/100
• State rank: #352
• US rank: #24948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,470
• Population (ZIP): 9,470

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 44,632 people
• By 2030: 43,331 · -2.9%
• By 2040: 40,218 · -9.9%
• By 2050: 36,847 · -17.4%
• By 2075: 29,636 · -33.6%
• By 2100: 23,536 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Chesterfield

• 2024 margin: Strong R (+28.1) · D 35.5% · R 63.5% · Other 1.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -3.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+20.5 2016: R+14.3 2012: R+3.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.76%
• Current HPI: 299.8227
• 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

+53.8% since first listed

2 events — show timeline

• 2026-04-23 Listed $199,999 CANOPYMLS as Distributed by MLS Grid
• 2023-10-17 Sold (Public Records) $130,000 Public Records

Property tax history

+31.0%/yr

Latest (2025): $788 · +20.6% YoY. Source: county tax records.