11 Burbage Ln · Burton, SC 29906

$269,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 90 Days on market

Built 1998 0.50 ac lot $126/sqft · 31% above area Est $205k · 31% over ↓ 5% since listing

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential at 11 Burbage Ln in Beaufort! This recently renovated 4-bedroom, 2-bath mobile home offers 2,128 sqft of refreshed living space, blending modern updates with a spacious, functional layout. Enjoy generous living areas, updated finishes, and plenty of room to spread out. Ideal as a primary residence or investment opportunity, this home delivers both value and versatility. Conveniently located near shopping, dining, and local amenities. Don't miss your chance to own a move-in ready property with plenty of space and style!

Key facts

• 0.5 acre lot
• Built 1998
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $253k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.0% in Burton — 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 58/100 on livability (#261 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, employment D.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.6%/yr); 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• At $3,188/mo this rent would consume 56% of the median local household income ($68k/yr) (locally 1103% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $75k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $205,000
• List price: $269,000
• Delta: 31.22%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.14×
• Total profit: $10,382
• Equity at exit: $40,109

10-year hold

• IRR: 16.1%
• Equity multiple: 2.54×
• Total profit: $116,020
• Equity at exit: $23,258

Cash invested: $75,320 (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 29906

• Home prices YoY: -25.7%
• Rents YoY: 6.6%
• Active inventory: 206
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,188 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $659

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 74%

Sensitivity live

Price	-10% $845	-5% $752	+0% $659	+5% $566	+10% $473
Rent	-10% $408	-5% $533	+0% $659	+5% $785	+10% $911
Rate	-1.0pp $795	-0.5pp $728	base $659	+0.5pp $590	+1.0pp $519

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Shanklin Rd Unit c Beaufort, SC	5.0	5.0	1600	$4,500	$2.81	44d	1	0.87mi
2 Mint Farm Dr Beaufort, SC	3.0	3.5	1650	$2,195	$1.33	22d	1	1.32mi

Listing history 19 events

1. 2026-06-18
   days on market $269,000 Active 90 DOM
2. 2026-06-17
   days on market $269,000 Active 89 DOM
3. 2026-06-16
   days on market $269,000 Active 88 DOM
4. 2026-06-15
   days on market $269,000 Active 87 DOM
5. 2026-06-14
   days on market $269,000 Active 85 DOM
6. 2026-06-13
   days on market $269,000 Active 84 DOM
7. 2026-06-10
   days on market $269,000 Active 82 DOM
8. 2026-06-09
   days on market $269,000 Active 81 DOM
9. 2026-06-08
   days on market $269,000 Active 80 DOM
10. 2026-06-07
    days on market $269,000 Active 79 DOM
11. 2026-06-05
    days on market $269,000 Active 76 DOM
12. 2026-06-03
    days on market $269,000 Active 75 DOM
13. 2026-06-02
    days on market $269,000 Active 74 DOM
14. 2026-06-01
    days on market $269,000 Active 73 DOM
15. 2026-05-31
    days on market $269,000 Active 72 DOM
16. 2026-04-17
    price $274,000 547-char remark

    Show marketing remark (547 chars)

    Discover the potential at 11 Burbage Ln in Beaufort! This recently renovated 4-bedroom, 2-bath mobile home offers 2,128 sqft of refreshed living space, blending modern updates with a spacious, functional layout. Enjoy generous living areas, updated finishes, and plenty of room to spread out. Ideal as a primary residence or investment opportunity, this home delivers both value and versatility. Conveniently located near shopping, dining, and local amenities. Don't miss your chance to own a move-in ready property with plenty of space and style!

17. 2026-04-04
    price $279,000 547-char remark

    Show marketing remark (547 chars)

    Discover the potential at 11 Burbage Ln in Beaufort! This recently renovated 4-bedroom, 2-bath mobile home offers 2,128 sqft of refreshed living space, blending modern updates with a spacious, functional layout. Enjoy generous living areas, updated finishes, and plenty of room to spread out. Ideal as a primary residence or investment opportunity, this home delivers both value and versatility. Conveniently located near shopping, dining, and local amenities. Don't miss your chance to own a move-in ready property with plenty of space and style!

18. 2026-03-28
    price $284,000 547-char remark

    Show marketing remark (547 chars)

    Discover the potential at 11 Burbage Ln in Beaufort! This recently renovated 4-bedroom, 2-bath mobile home offers 2,128 sqft of refreshed living space, blending modern updates with a spacious, functional layout. Enjoy generous living areas, updated finishes, and plenty of room to spread out. Ideal as a primary residence or investment opportunity, this home delivers both value and versatility. Conveniently located near shopping, dining, and local amenities. Don't miss your chance to own a move-in ready property with plenty of space and style!

19. 2026-03-21
    listed $289,000 Active 547-char remark

    Show marketing remark (547 chars)

    Discover the potential at 11 Burbage Ln in Beaufort! This recently renovated 4-bedroom, 2-bath mobile home offers 2,128 sqft of refreshed living space, blending modern updates with a spacious, functional layout. Enjoy generous living areas, updated finishes, and plenty of room to spread out. Ideal as a primary residence or investment opportunity, this home delivers both value and versatility. Conveniently located near shopping, dining, and local amenities. Don't miss your chance to own a move-in ready property with plenty of space and style!

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $38,253
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$7,825
• Taxable income: $3,859
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $6,986/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Burton

• Score: 58/100
• State rank: #261
• US rank: #20872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burton, SC
• County: Beaufort County · 163,770 people
• City population: 26,562
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 25,342
• Household income: $68,174
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 1103.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Black 33% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.59%
• Current HPI: 268.0161
• Rent YoY: ▲ 6.59%
• Metro: Hilton Head Island-Bluffton, 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

-5.2% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $274,000 LRMLS
• 2026-04-04 Price Changed $279,000 LRMLS
• 2026-03-28 Price Changed $284,000 LRMLS
• 2026-03-21 Listed $289,000 LRMLS

Property tax history

+10.1%/yr

Latest (2025): $55 · +0.0% YoY. Source: county tax records.