116 Doberman Ln · Bowman, SC 29030

$189,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 268 Days on market

Built 1995 5.00 ac lot

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Why this score? — see what drove the D 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 +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Sold strictly ''AS IS'' - Seller will make no repairs. Needs remodeling. One acre is totally fenced, but remaining 4 acres are not fenced.

Key facts

• 5 acre lot
• Built 1995
• Listed 267 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public utilities (Dept. of Public Util)
• Home design: Manufactured / mobile home (double wide); One level
• Construction: Brick skirting
• Exterior features: Partial chain-link fencing; Metal roof

Interior

• Bedrooms: 3 bedrooms; Primary bedroom with walk-in closet
• Flooring: Laminate flooring; Other flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Family room; Separate dining room; Fireplace in family room
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (33.8% below list).
• Recommended offer: $126k (33.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#255 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities F.
• Zoned schools: Bethune-Bowman Elementary (math 24%, 288 students, 100% FRL); Bethune-Bowman Middle/High (math 15%, 374 students, 100% FRL).
• Market conditions: 9 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (4.9% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($167k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,686 (33.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.64×
• Total profit: $34,020
• Equity at exit: $106,433

10-year hold

• IRR: 11.5%
• Equity multiple: 3.08×
• Total profit: $110,617
• Equity at exit: $182,720

Cash invested: $53,172 (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 29030

• Home prices YoY: 2.8%
• Active inventory: 9
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-134

Break-even live

Break-even rent $1,427

Max offer price $166,201

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-80	+0% $-134	+5% $-188	+10% $-242
Rent	-10% $-233	-5% $-184	+0% $-134	+5% $-85	+10% $-35
Rate	-1.0pp $-39	-0.5pp $-86	base $-134	+0.5pp $-183	+1.0pp $-233

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $189,900 Active 268 DOM
2. 2026-06-18
   days on market $189,900 Active 267 DOM
3. 2026-06-17
   days on market $189,900 Active 266 DOM
4. 2026-06-16
   days on market $189,900 Active 265 DOM
5. 2026-06-15
   days on market $189,900 Active 264 DOM
6. 2026-06-14
   days on market $189,900 Active 262 DOM
7. 2026-06-12
   days on market $189,900 Active 261 DOM
8. 2026-06-09
   days on market $189,900 Active 258 DOM
9. 2026-06-08
   days on market $189,900 Active 257 DOM
10. 2026-06-07
    days on market $189,900 Active 256 DOM
11. 2026-06-07
    days on market $189,900 Active 255 DOM
12. 2026-06-04
    days on market $189,900 Active 252 DOM
13. 2026-06-02
    days on market $189,900 Active 251 DOM
14. 2026-06-01
    days on market $189,900 Active 250 DOM
15. 2026-05-31
    days on market $189,900 Active 249 DOM
16. 2026-05-31
    days on market $189,900 Active 248 DOM
17. 2025-12-19
    status Active
18. 2025-10-30
    status Pending
19. 2025-10-08
    status Active
20. 2025-08-19
    historical Active Under Contract
21. 2025-08-04
    listed $189,900 Active

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$457/yr (+$38/mo · 73.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,082
• − Mortgage interest: −$10,637
• − Property taxes: −$625
• − Insurance: −$950
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$5,524
• Taxable loss: −$5,067
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $-394/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)

No district data.

Livability — Bowman

• Score: 59/100
• State rank: #255
• US rank: #20400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,764

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 33%
• Common ancestry: Italian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.90%
• Current HPI: 182.3977
• 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

5 events — show timeline

• 2025-12-19 Relisted — Charleston Trident MLS
• 2025-10-30 Pending — Charleston Trident MLS
• 2025-10-08 Relisted — Charleston Trident MLS
• 2025-08-19 Contingent — Charleston Trident MLS
• 2025-08-04 Listed $189,900 Charleston Trident MLS

Property tax history

+6.0%/yr

Latest (2024): $625 · +14.2% YoY. Source: county tax records.