1218 Walcott St · Arthurtown, SC 29201

$60,900

2 bd · 1.0 ba · 644 sqft · Manufactured public records · 1220 Days on market

Built 1998 3,920 sqft lot

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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
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huge Opportunity and Great Investment for the future an opportunity to own in these school zone!!!!! NLY ONLY SERIOUS INVESTORS, OR BUYERS WITH RESPECTABLE OFFERS!!! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. 1998 mobile home all paperwork and clean title on hand

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1998

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Aluminum exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $61k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 114 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 44% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $421 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1220 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $53,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 1220 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.95% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.25%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 2.46×
• Total profit: $24,971
• Equity at exit: $9,080

10-year hold

• IRR: 41.5%
• Equity multiple: 4.94×
• Total profit: $67,224
• Equity at exit: $5,266

Cash invested: $17,052 (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 29201

• Rents YoY: 3.2%
• Active inventory: 114
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$319
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $544

Break-even live

Break-even rent $501

Max offer price $60,900

Occupancy floor 49%

Sensitivity live

Price	-10% $578	-5% $561	+0% $544	+5% $526	+10% $509
Rent	-10% $450	-5% $497	+0% $544	+5% $591	+10% $638
Rate	-1.0pp $574	-0.5pp $559	base $544	+0.5pp $528	+1.0pp $512

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: $15,225
• Closing costs: $1,827
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Plowden Rd Unit D6 Columbia, SC	1.0	1.0	668	$800	$1.20	22d	1	0.61mi
1051 Southern Dr Unit 1356279P Columbia, SC	1.0	1.0	645	$1,114	$1.73	22d	1	0.69mi
3605 Edmond Dr Columbia, SC	1.0	1.0	695	$900	$1.29	24d	1	0.69mi
3610 Timberlane Dr Unit 3605-B4 Ed Columbia, SC	1.0	1.0	695	$900	$1.29	24d	1	0.70mi
3610 Timberlane Dr Unit 3610-E4 Ti Columbia, SC	1.0	1.0	695	$915	$1.32	19d	1	0.70mi
2746 Montgomery Ave Unit 2746 Columbia, SC	1.0	1.0	612	$1,590	$2.60	15d	1	0.89mi
2748 Montgomery Ave Unit 2748 Columbia, SC	1.0	1.0	612	$1,590	$2.60	15d	1	0.89mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	24d	1	1.01mi
1908 Tall Pines Cir Unit 4 Columbia, SC	1.0	1.0	750	$900	$1.20	24d	1	1.08mi
508 Deerwood St Unit 516 Columbia, SC	1.0	1.0	600	$995	$1.66	24d	1	1.45mi
334 S Bull St Columbia, SC	2.0	1.0	715	$1,025	$1.43	24d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $60,900 Active 1220 DOM
2. 2026-06-17
   days on market $60,900 Active 1219 DOM
3. 2026-06-16
   days on market $60,900 Active 1218 DOM
4. 2026-06-15
   days on market $60,900 Active 1217 DOM
5. 2026-06-14
   days on market $60,900 Active 1215 DOM
6. 2026-06-10
   days on market $60,900 Active 1212 DOM
7. 2026-06-09
   days on market $60,900 Active 1211 DOM
8. 2026-06-09
   price $60,900 Active 1210 DOM
9. 2026-06-08
   days on market $75,900 Active 1210 DOM
10. 2026-06-07
    days on market $75,900 Active 1209 DOM
11. 2026-06-03
    days on market $75,900 Active 1205 DOM
12. 2026-06-03
    days on market $75,900 Active 1204 DOM
13. 2026-06-01
    days on market $75,900 Active 1203 DOM
14. 2026-05-31
    days on market $75,900 Active 1202 DOM
15. 2026-05-08
    price $75,900
16. 2026-03-17
    price $89,900
17. 2026-02-19
    price $59,900
18. 2026-02-08
    price $69,900
19. 2025-11-05
    price $59,900
20. 2025-06-02
    price $58,900
21. 2025-01-27
    price $46,900
22. 2025-01-27
    price $47,900
23. 2025-01-13
    status Active
24. 2025-01-11
    historical
25. 2024-12-12
    price $37,900
26. 2024-10-23
    price $55,900
27. 2023-07-07
    price $75,900
28. 2023-05-10
    price $85,900
29. 2023-02-11
    listed $75,900 Active
30. 2018-04-17
    soldstatus $50,000

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $611 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $14,267
• − Mortgage interest: −$3,411
• − Property taxes: −$611
• − Insurance: −$304
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,772
• Taxable income: $5,886
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $5,110/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: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Arthurtown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Arthurtown, SC
• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 24,605
• Household income: $32,297
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 3456.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 4% Asian 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.00%
• Current HPI: 229.8442
• Rent YoY: ▲ 3.18%
• 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

+51.8% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $75,900 Consolidated MLS
• 2026-03-17 Price Changed $89,900 Consolidated MLS
• 2026-02-19 Price Changed $59,900 Consolidated MLS
• 2026-02-08 Price Changed $69,900 Consolidated MLS
• 2025-11-05 Price Changed $59,900 Consolidated MLS
• 2025-06-02 Price Changed $58,900 Consolidated MLS
• 2025-01-27 Price Changed $46,900 Consolidated MLS
• 2025-01-27 Price Changed $47,900 Consolidated MLS
• 2025-01-13 Relisted — Consolidated MLS
• 2025-01-11 Delisted — Consolidated MLS
• 2024-12-12 Price Changed $37,900 Consolidated MLS
• 2024-10-23 Price Changed $55,900 Consolidated MLS
• 2023-07-07 Price Changed $75,900 Consolidated MLS
• 2023-05-10 Price Changed $85,900 Consolidated MLS
• 2023-02-11 Listed $75,900 Consolidated MLS
• 2018-04-17 Sold (Public Records) $50,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $611 · +3.0% YoY. Source: county tax records.