111 Lewis St · Clinton, SC 29325

$150,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 25 Days on market

Built 1984 Est $175k · 14% under

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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 +24.7/30.0
• ARV discount +13.9/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Back on market at no fault of seller * Looking for a well-maintained and affordable 3 bedroom, 2 bathroom mobile home? Your search stops here! This spacious home offers the perfect blend of comfort, functionality, and value. Featuring a large living room, separate dining area, cozy den, and a screened-in back porch, there’s no shortage of space for relaxing or entertaining family and guests. The highly desirable split floor plan provides added privacy, with the primary suite tucked away and featuring a full bathroom complete with a double vanity sink and tub/shower combination. Recent updates include brand new flooring, updated interior doors, and fresh interior paint throughout,

Key facts

• Cozy den
• Split floor plan
• Primary suite

Tags

• LARGE LIVING ROOM
• SEPARATE DINING AREA
• COZY DEN
• SCREENED-IN BACK PORCH
• SPLIT FLOOR PLAN
• PRIMARY SUITE

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached carport for 2 cars; Paved concrete driveway
• Utilities: Public water; Public sewer; Private garbage pickup
• Home design: Single-story residential home; Built in 1984; Crawl space foundation; Vinyl siding exterior; Composition shingle roof
• Construction: Approximate year built: 1984
• Exterior features: Front porch; Covered back porch; Screened porch; Deck; Gently sloped lot; Outbuilding for storage

Interior

• Kitchen: Kitchen approx. 11 x 8; Microwave; Refrigerator; Electric oven
• Bedrooms: Primary bedroom on main level with full bath and tub/shower (approx. 11 x 11); Second bedroom approx. 9 x 11; Third bedroom approx. 11 x 9
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling; Electric water heater
• Interior features: Ceiling fan; Garden tub; Other-style countertops; Split floor plan; Wood-burning fireplace (1)
• Laundry & utility: Laundry on first floor off kitchen with washer connection and walk-in space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.1% in Clinton — 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 56/100 on livability (#296 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laurens 56 (rural): math 35% / reading 40% proficiency, ranked #38 of 80 in SC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clinton Elementary (math 41% / reading 38%, grade F, #295 of 597 statewide, top 50%, 383 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% 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 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?
3. 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?
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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 W Bluford St	0.55mi	4/2.0 (+1)	1,283 (-4%)	2mo	$214,000	$167	60
117 Colleton Ln	0.66mi	3/2.0	1,247 (-7%)	2mo	$161,850	$130	56
603 W Carolina Ave	0.43mi	3/2.0	1,471 (+9%)	13mo	$67,000	$46	53
227 Dogwood Cir	0.68mi	3/1.0	1,447 (+8%)	10mo	$152,500	$105	44
103 Bailey St	0.67mi	2/1.0 (-1)	1,244 (-7%)	16mo	$168,000	$135	34
100 Beauregard St	0.65mi	2/1.0 (-1)	1,224 (-9%)	15mo	$35,000	$29	34
106 Florence St	0.72mi	2/1.0 (-1)	1,163 (-14%)	2mo	$145,750	$125	33
409 Florence St	0.73mi	2/1.0 (-1)	1,164 (-13%)	4mo	$127,000	$109	31
217 Brandi Ln	0.75mi	2/2.0 (-1)	1,152 (-14%)	11mo	$191,500	$166	27
311 Dillon Dr	0.67mi	2/2.0 (-1)	1,170 (-13%)	20mo	$187,500	$160	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,303
• Equity at exit: $22,365

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $22,082
• Equity at exit: $12,969

Cash invested: $42,000 (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 29325

• Active inventory: 128
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $314

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Clintion Manor Dr Clinton, SC	1.0–4.0	1.0–2.5	921	$1,495	$1.62	10d	1	0.89mi
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	3d	1	1.03mi

Listing history 10 events

1. 2026-06-09
   days on market $150,000 Active 25 DOM
2. 2026-06-08
   days on market $150,000 Active 24 DOM
3. 2026-06-07
   days on market $150,000 Active 23 DOM
4. 2026-06-07
   days on market $150,000 Active 22 DOM
5. 2026-06-03
   statusdays on market $150,000 Active 19 DOM
6. 2026-06-02
   days on market $150,000 Contingency Contract 18 DOM
7. 2026-06-01
   days on market $150,000 Contingency Contract 17 DOM
8. 2026-05-31
   days on market $150,000 Contingency Contract 16 DOM
9. 2026-05-30
   days on market $150,000 Contingency Contract 15 DOM
10. 2026-05-15
    listed $150,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,511
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,364
• Taxable income: $1,463
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,413/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: Laurens 56
• NCES district ID: 4502640
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $35,830
• Composite: 31.05/100
• National rank: #6079
• State rank: #38 of 80 in SC

Livability — Clinton

• Score: 56/100
• State rank: #296
• US rank: #22922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, SC
• City population: 14,164
• Population (ZIP): 14,164

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.54%
• Current HPI: 150.1573
• 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

1 event — show timeline

• 2026-05-15 Listed $150,000 Greater Greenville MLS

Property tax history

+3.2%/yr

Latest (2025): $85 · +0.0% YoY. Source: county tax records.