800 Bay Branch Rd · Lamar, SC 29069

$131,400

4 bd · 3.0 ba · 2,012 sqft · Manufactured · 78 Days on market

Built 2014 Good condition 0.30 ac lot ↓ 33% 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 +18.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This Beautiful 2015 built manufactured home located in the country part of Lamar is very spacious. This 2,100+ SqFt. home has 4 bedrooms, 3 bathrooms, laundry room, has a living room and a den, a nice deck, pool, secluded pond and 16+ acres of land that is great for hunting or recreational use. Showing is by appointment only. Electronic Lockbox. Call or Text Listing Agent to schedule an appointment. [phone]

Key facts

• 0.3 acre lot
• Built 2014
• Listed 77 days

Property features AI

Finance

• Other: Lot size approximately 0.3 acre

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Above-grade finished area: 2,012
• Exterior features: Deck; Shingle roof

Interior

• Kitchen: Range
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $131k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $131k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#175 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lamar-Spaulding Elementary (math 23%, 466 students, 100% FRL); Spaulding Middle (math 31% / reading 32%, grade F, #124 of 229 statewide, top 55%, 204 students, 100% FRL); Lamar High (math 54% / reading 87%, grade B+, #54 of 196 statewide, top 28%, 269 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 32% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 13 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($908 loan paydown + $4k appreciation (2.7% local appreciation)).
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,516 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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. 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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.60×
• Total profit: $21,910
• Equity at exit: $56,621

10-year hold

• IRR: 13.1%
• Equity multiple: 2.88×
• Total profit: $69,224
• Equity at exit: $85,392

Cash invested: $36,792 (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 29069

• Home prices YoY: 1.8%
• Active inventory: 13
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$689
• Tax est. 1.5%: −$164 /mo · $1,971/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $132

Break-even live

Break-even rent $1,149

Max offer price $131,400

Occupancy floor 85%

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: $32,850
• Closing costs: $3,942
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $131,400 Active 78 DOM
2. 2026-06-18
   days on market $131,400 Active 77 DOM
3. 2026-06-17
   days on market $131,400 Active 76 DOM
4. 2026-06-16
   days on market $131,400 Active 75 DOM
5. 2026-06-15
   days on market $131,400 Active 74 DOM
6. 2026-06-14
   days on market $131,400 Active 72 DOM
7. 2026-06-13
   days on market $131,400 Active 71 DOM
8. 2026-06-10
   days on market $131,400 Active 69 DOM
9. 2026-06-09
   days on market $131,400 Active 68 DOM
10. 2026-06-08
    days on market $131,400 Active 67 DOM
11. 2026-06-07
    days on market $131,400 Active 66 DOM
12. 2026-06-05
    days on market $131,400 Active 63 DOM
13. 2026-06-03
    days on market $131,400 Active 62 DOM
14. 2026-06-02
    days on market $131,400 Active 61 DOM
15. 2026-06-01
    days on market $131,400 Active 60 DOM
16. 2026-05-31
    days on market $131,400 Active 59 DOM
17. 2026-05-30
    days on market $131,400 Active 58 DOM
18. 2026-05-19
    price $131,400
19. 2026-04-02
    listed $146,000 Active
20. 2022-11-11
    soldstatus 416-char remark

    Show marketing remark (416 chars)

    This Beautiful 2015 built manufactured home located in the country part of Lamar is very spacious. This 2,100+ SqFt. home has 4 bedrooms, 3 bathrooms, laundry room, has a living room and a den, a nice deck, pool, secluded pond and 16+ acres of land that is great for hunting or recreational use. Showing is by appointment only. Electronic Lockbox. Call or Text Listing Agent to schedule an appointment. [phone]

21. 2022-09-14
    listed $194,900 416-char remark

    Show marketing remark (416 chars)

    This Beautiful 2015 built manufactured home located in the country part of Lamar is very spacious. This 2,100+ SqFt. home has 4 bedrooms, 3 bathrooms, laundry room, has a living room and a den, a nice deck, pool, secluded pond and 16+ acres of land that is great for hunting or recreational use. Showing is by appointment only. Electronic Lockbox. Call or Text Listing Agent to schedule an appointment. [phone]

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,791
• − Mortgage interest: −$7,360
• − Property taxes: −$1,971
• − Insurance: −$657
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,823
• Taxable loss: −$547
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $1,709/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 2015-built double-wide manufactured home is in good condition with modern finishes and a spacious layout. It's ready for a new owner to move in and make it their own.

Value-add opportunities

• Resale Paint interior walls — Neutral paint can be updated to match buyer's preference
• Resale Replace light fixtures — Modern light fixtures can enhance the home's appeal
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and comfort
• Both Install smart locks — Smart locks can improve security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Neutral paint can be updated to match buyer's preference ↑
• Resale Replace light fixtures — Modern light fixtures can enhance the home's appeal ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency ↑
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and comfort ↑
• Both Install smart locks — Smart locks can improve security and convenience ↑

ⓘ 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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Lamar

• Score: 63/100
• State rank: #175
• US rank: #15545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,029

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 44%
• Common ancestry: Slovak 4% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.66%
• Current HPI: 151.1088
• 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

-32.6% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $131,400 RAGPD
• 2026-04-02 Listed $146,000 RAGPD
• 2022-11-11 Sold (MLS) — RAGPD
• 2022-09-14 Listed $194,900 RAGPD