187 Phillip Dr · South Congaree, SC 29170

$119,500

2 bd · 2.0 ba · 924 sqft · Manufactured · 8 Days on market

Built 1992 Good condition 0.78 ac lot

---

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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a spacious 0.78-acre lot in West Columbia, this well-maintained 2-bedroom, 2-bath mobile home offers the perfect blend of privacy, comfort, and convenience. The property features partial fencing that follows the property lines that gives a defined and functional outdoor space. The outdoor space provides lots of room for gardening, recreation, or future improvements. Inside you will find 2 full bathrooms and comfortable living spaces and a primary bath that has a garden tub and a double vanity. Step outside to enjoy a covered back porch, an ideal spot for enjoying a warm day, relaxing, or entertaining guests. The seller has title in hand. Disclaimer: CMLS has not reviewed and, th

Key facts

• Spacious lot
• Outdoor space
• Covered back porch

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• COVERED BACK PORCH

Property features AI

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Vinyl exterior finish; Crawlspace foundation
• Construction: Vinyl exterior
• Exterior features: Uncovered front porch; Covered back porch; Partial fencing; Paved road access

Interior

• Kitchen: Kitchen island; Painted cabinets; Dishwasher; Refrigerator; Built-in range
• Bedrooms: Master bedroom on main with double vanity, garden tub, private bath, skylight, separate water closet, and private closet; Second bedroom on main with private bath and private closet
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Ceiling fans in living areas and bedrooms; Luxury vinyl plank flooring throughout main living areas; Island and painted cabinets in the kitchen
• Laundry & utility: Main-level laundry in a closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $108 ($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 $118k (1.0% below list).
• Recommended offer: $118k (1.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#95 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Congaree Elementary (math 27% / reading 24%, grade F, #444 of 597 statewide, top 75%, 368 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $118,263 (1.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.68×
• Total profit: $-10,542
• Equity at exit: $17,818

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $7,825
• Equity at exit: $10,332

Cash invested: $33,460 (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 29170

• Home prices YoY: -16.9%
• Rents YoY: 4.6%
• Active inventory: 187
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $108

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 86%

Sensitivity live

Price	-10% $191	-5% $150	+0% $108	+5% $67	+10% $26
Rent	-10% $15	-5% $62	+0% $108	+5% $155	+10% $202
Rate	-1.0pp $169	-0.5pp $139	base $108	+0.5pp $77	+1.0pp $46

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Calvin Ct West Columbia, SC	2.0	1.0	750	$850	$1.13	3d	1	0.25mi
128 Calvin Ct Unit 128-B West Columbia, SC	2.0	1.0	700	$995	$1.42	3d	1	0.25mi

Listing history 8 events

1. 2026-06-10
   status $119,500 Pending 8 DOM
2. 2026-06-09
   days on market $119,500 Active 8 DOM
3. 2026-06-08
   days on market $119,500 Active 7 DOM
4. 2026-06-07
   days on market $119,500 Active 6 DOM
5. 2026-06-05
   days on market $119,500 Active 3 DOM
6. 2026-06-03
   days on market $119,500 Active 2 DOM
7. 2026-06-02
   remarks 699-char remark
8. 2026-06-02
   listed $119,500 Active 1 DOM

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,192
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,476
• Taxable loss: −$639
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,455/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 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with recent updates, making it a great investment for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort
• Both Install smart home devices — Smart home devices increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices increase convenience and property 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)

• 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 — South Congaree

• Score: 67/100
• State rank: #95
• US rank: #10688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 21,247
• Household income: $74,902
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 147.0

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 17% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -52.72%
• Current HPI: 259.713
• Rent YoY: ▲ 4.57%
• 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

1 event — show timeline

• 2026-06-01 Listed $119,500 Consolidated MLS