185 Stanley Rd · Laurel Bay, SC 29906

$225,000

4 bd · 3.0 ba · 2,432 sqft · Manufactured · 48 Days on market

Built 2007 1.20 ac lot $93/sqft · 7% below area Est $243k · 7% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 3-bath mobile home situated on a generous 1.2-acre lot offering privacy and room to grow. Conveniently located near Marine Corps Air Station Beaufort and Parris Island, this property is ideal for those seeking proximity to local bases while enjoying a more private setting. The property features a variety of mature fruit and nut trees, including orange, grapefruit, pear, and pecan--perfect for enjoying your own backyard harvest. The home offers a flexible floor plan with plenty of space for family living or investment potential. While it does need some work, it presents a great opportunity for buyers looking to customize and add value. No HOA and being sold as-is, this pr

Key facts

• 1.2-acre lot
• Flexible floor plan
• Backyard harvest

Tags

• 1.2-ACRE LOT
• MATURE FRUIT AND NUT TREES
• BACKYARD HARVEST
• FLEXIBLE FLOOR PLAN
• NO HOA
• ACREAGE WITH CHARACTER

Property features AI

Finance

• Other: Building area about 2,432 total square feet; Property address: 185 Stanley Rd, Beaufort, SC 29906

Exterior

• Utilities: Septic tank
• Home design: Single-family residential
• Construction: Vinyl siding
• Exterior features: Residential zoning; Lot about 1.2 acres

Interior

• Flooring: Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Fireplace (1); Vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#300 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, 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; 1 comparable units currently listed for rent nearby; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).
• At $3,006/mo this rent would consume 53% 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 $7k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $225k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (median comp): $242,652
• List price: $225,000
• Delta: -7.27%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.66×
• Total profit: $41,436
• Equity at exit: $33,548

10-year hold

• IRR: 26.7%
• Equity multiple: 3.72×
• Total profit: $171,345
• Equity at exit: $19,454

Cash invested: $63,000 (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 29906

• Home prices YoY: -25.7%
• Rents YoY: 6.6%
• Active inventory: 206
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,006 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $1,048

Break-even live

Break-even rent $1,680

Max offer price $225,000

Occupancy floor 60%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.52mi

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 48 DOM
2. 2026-06-17
   days on market $225,000 Active 47 DOM
3. 2026-06-16
   days on market $225,000 Active 46 DOM
4. 2026-06-15
   days on market $225,000 Active 45 DOM
5. 2026-06-14
   days on market $225,000 Active 43 DOM
6. 2026-06-13
   days on market $225,000 Active 42 DOM
7. 2026-06-10
   days on market $225,000 Active 40 DOM
8. 2026-06-09
   days on market $225,000 Active 39 DOM
9. 2026-06-08
   days on market $225,000 Active 38 DOM
10. 2026-06-07
    days on market $225,000 Active 37 DOM
11. 2026-06-05
    days on market $225,000 Active 34 DOM
12. 2026-06-03
    days on market $225,000 Active 33 DOM
13. 2026-06-02
    days on market $225,000 Active 32 DOM
14. 2026-06-01
    days on market $225,000 Active 31 DOM
15. 2026-05-31
    days on market $225,000 Active 30 DOM
16. 2026-05-01
    listed $225,000 Active 798-char remark
17. 1998-05-27
    soldstatus $43,000
18. 1984-03-01
    soldstatus $10,000
19. 1982-08-01
    soldstatus $10,000

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$641/yr (+$53/mo · 99.8%)

ⓘ 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 6/10 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,077
• − Mortgage interest: −$12,603
• − Property taxes: −$642
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − Depreciation: −$6,545
• Taxable income: $9,388
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $10,321/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 — Laurel Bay

• Score: 55/100
• State rank: #300
• US rank: #23121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel Bay, SC
• County: Beaufort County · 163,770 people
• 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

+2150.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $225,000 LRMLS
• 1998-05-27 Sold (Public Records) $43,000 Public Records
• 1984-03-01 Sold (Public Records) $10,000 Public Records
• 1982-08-01 Sold (Public Records) $10,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $642 · +0.0% YoY. Source: county tax records.