600 Lot 553 Ermine Rd · Oak Grove, SC 29170

$85,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 24 Days on market

Built 1998 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Available for Sale or Rent-to-Own. Property is currently occupied and pending turnover. Interested buyers and Rent-to-Own applicants may apply now. Possession will be available once the property has been vacated. Contact Agent for more details!

Key facts

• 5 parking spots
• Built 1998
• Listed 24 days

Property features AI

Finance

• Financial info: Land lease $495 per month; Offered for sale
• HOA & community: Association fee charged monthly

Exterior

• Parking: Driveway; 5 parking spaces
• Home design: Single-wide mobile home; Resale property
• Construction: Has home warranty
• Exterior features: Estimated lot size; Zoned residential; Has land lease (monthly)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, amenities F, commute F.
• 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: Springdale Elementary (math 62% / reading 52%, grade C+, #102 of 597 statewide, top 18%, 389 students, 65% FRL); R. H. Fulmer Middle (math 30% / reading 39%, grade F, #107 of 229 statewide, top 47%, 568 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 83% FRL vs 59% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Lexington 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.6%/yr); 193 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $83,725 (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 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?
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: 2.07% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.0

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: 38.5%
• Equity multiple: 2.68×
• Total profit: $39,983
• Equity at exit: $12,674

10-year hold

• IRR: 45.7%
• Equity multiple: 5.72×
• Total profit: $112,417
• Equity at exit: $7,349

Cash invested: $23,800 (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: 193
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $799

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $858	-5% $829	+0% $799	+5% $770	+10% $741
Rent	-10% $661	-5% $730	+0% $799	+5% $869	+10% $938
Rate	-1.0pp $842	-0.5pp $821	base $799	+0.5pp $777	+1.0pp $755

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Ermine Rd Lot 620 West Columbia, SC	4.0	2.0	1216	$1,875	$1.54	21d	1	0.14mi
536 Idlewood Park Dr West Columbia, SC	2.0	2.5	1100	$1,395	$1.27	25d	1	0.49mi
200 # W Unit Woodberry Rd unit West Columbia, SC	2.0	2.0	1000	$1,300	$1.30	4d	1	0.98mi
105 Landford Ct Lexington, SC	3.0	2.0	1260	$1,450	$1.15	5d	1	1.25mi

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 24 DOM
2. 2026-06-18
   days on market $85,000 Active 21 DOM
3. 2026-06-17
   days on market $85,000 Active 20 DOM
4. 2026-06-16
   days on market $85,000 Active 19 DOM
5. 2026-06-15
   days on market $85,000 Active 18 DOM
6. 2026-06-14
   days on market $85,000 Active 16 DOM
7. 2026-06-13
   days on market $85,000 Active 15 DOM
8. 2026-06-10
   days on market $85,000 Active 13 DOM
9. 2026-06-09
   days on market $85,000 Active 12 DOM
10. 2026-06-08
    days on market $85,000 Active 11 DOM
11. 2026-06-07
    days on market $85,000 Active 10 DOM
12. 2026-06-05
    days on market $85,000 Active 7 DOM
13. 2026-06-03
    days on market $85,000 Active 6 DOM
14. 2026-06-03
    days on market $85,000 Active 5 DOM
15. 2026-06-02
    days on market $85,000 Active 4 DOM
16. 2026-05-31
    days on market $85,000 Active 3 DOM
17. 2026-05-28
    status Active
18. 2026-05-28
    historical
19. 2026-05-28
    listed $85,000 Active
20. 2026-03-09
    historical
21. 2026-02-04
    listed $85,000 Active

ⓘ 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: $21,066
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,473
• Taxable income: $8,761
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $7,490/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 80/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 80. It is currently occupied and pending turnover, making it a good investment opportunity. The home has a good exterior and interior, with minor maintenance items to address. The highest-ROI updates would be painting the exterior, landscaping improvements, and updating the kitchen and bathroom.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale New flooring in the kitchen — Modernizes the space and can attract more buyers.
• Resale New kitchen appliances — Modernizes the space and can attract more buyers.
• Resale New bathroom fixtures — Modernizes the space and can attract more buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in the kitchen — Modernizes the space and can attract more buyers. ↑
• Resale New kitchen appliances — Modernizes the space and can attract more buyers. ↑
• Resale New bathroom fixtures — Modernizes the space and can attract more buyers. ↑

ⓘ 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 — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-28 Relisted — CCAR
• 2026-05-28 Listed $85,000 CCAR
• 2026-05-28 Listing Removed — CCAR
• 2026-03-09 Listing Removed — CCAR
• 2026-02-04 Listed $85,000 CCAR