90 Bomar Pl · Walterboro, SC 29488

$285,000

4 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 107 Days on market

Built 2025 Good condition 0.45 ac lot ↓ 5% since listing

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and beautifully maintained 4-bedroom, 3-bathroom detitled manufactured home located in Walterboro, South Carolina, offering the comfort of a traditional home with the affordability buyers are searching for in today's market. Situated on nearly half an acre, this property provides plenty of room to spread out while still being conveniently located just a short drive to I-95 and downtown Walterboro for shopping, dining, and everyday conveniences. Inside, you'll find a generous open floor plan featuring two separate living areas, perfect for families, entertaining guests, or creating a dedicated media room or office space. One of the living rooms includes a cozy electric fireplace, making it the perfect spot to relax. The large open kitchen is the heart of the home and designed with both style and function in mind. A huge center island offers abundant prep space, seating, and storage, making it ideal for gatherings, casual dining, or meal preparation. The kitchen opens seamlessly to the living areas, creating a bright and welcoming space for everyday living. A notable upgrade throughout the home is the sheetrock walls instead of traditional mobile home paneling, giving the interior a clean, modern feel similar to a site-built home. The luxurious primary suite serves as a private retreat featuring a large soaking tub, sleek walk-in shower, and double vanity, providing a spa-like atmosphere and plenty of space to start and end your day comfortably. Two additional bedrooms share a convenient en-suite bathroom with a double vanity, making it perfect for family members while maintaining privacy and functionality. A fourth bedroom and third full bathroom provide flexibility for guests, a home office, or multi-generational living. Storage is abundant throughout the home with multiple closets and generous storage space, helping keep everything organized and clutter-free. The home sits on a large lot just under half an acre, offering space for outdoor activities, gardening, pets, or future improvements. As a detitled manufactured home on a permanent brick foundation, this property is an excellent opportunity for buyers searching for manufactured homes in South Carolina, mobile homes with land in Walterboro, or affordable 4-bedroom homes near I-95. With its spacious layout, modern upgrades, and convenient location just minutes from I-95 and downtown Walterboro, this property offers comfort, value, and convenience in a desirable Lowcountry setting. Schedule your showing today and see everything this Walterboro home has to offer.

Key facts

• Sheetrock walls
• Huge center island
• Large open kitchen

Tags

• DETITLED MANUFACTURED HOME
• PERMANENT BRICK FOUNDATION
• LARGE OPEN KITCHEN
• HUGE CENTER ISLAND
• SHEETROCK WALLS
• LUXURIOUS PRIMARY SUITE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Residential manufactured/mobile home; Single-story
• Construction: Brick skirting
• Exterior features: Lot between 0 and 0.5 acre; No additional outbuildings

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $57 ($684/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (10.0% below list).
• Recommended offer: $257k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hendersonville Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 342 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $256,531 (10.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-42,512
• Equity at exit: $42,494

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-32,184
• Equity at exit: $24,642

Cash invested: $79,800 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,565 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $57

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 93%

Sensitivity live

Price	-10% $254	-5% $156	+0% $57	+5% $-41	+10% $-140
Rent	-10% $-146	-5% $-44	+0% $57	+5% $158	+10% $260
Rate	-1.0pp $201	-0.5pp $130	base $57	+0.5pp $-17	+1.0pp $-92

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $285,000 Active 107 DOM
2. 2026-06-21
   days on market $285,000 Active 106 DOM
3. 2026-06-18
   days on market $285,000 Active 104 DOM
4. 2026-06-17
   days on market $285,000 Active 103 DOM
5. 2026-06-16
   days on market $285,000 Active 102 DOM
6. 2026-06-15
   days on market $285,000 Active 101 DOM
7. 2026-06-13
   days on market $285,000 Active 99 DOM
8. 2026-06-12
   days on market $285,000 Active 98 DOM
9. 2026-06-09
   days on market $285,000 Active 95 DOM
10. 2026-06-08
    days on market $285,000 Active 94 DOM
11. 2026-06-08
    days on market $285,000 Active 93 DOM
12. 2026-06-04
    days on market $285,000 Active 89 DOM
13. 2026-06-02
    days on market $285,000 Active 88 DOM
14. 2026-06-01
    days on market $285,000 Active 87 DOM
15. 2026-05-31
    days on market $285,000 Active 86 DOM
16. 2026-04-21
    price $285,000 2569-char remark

    Show marketing remark (2569 chars)

    Spacious and beautifully maintained 4-bedroom, 3-bathroom detitled manufactured home located in Walterboro, South Carolina, offering the comfort of a traditional home with the affordability buyers are searching for in today's market. Situated on nearly half an acre, this property provides plenty of room to spread out while still being conveniently located just a short drive to I-95 and downtown Walterboro for shopping, dining, and everyday conveniences. Inside, you'll find a generous open floor plan featuring two separate living areas, perfect for families, entertaining guests, or creating a dedicated media room or office space. One of the living rooms includes a cozy electric fireplace, making it the perfect spot to relax. The large open kitchen is the heart of the home and designed with both style and function in mind. A huge center island offers abundant prep space, seating, and storage, making it ideal for gatherings, casual dining, or meal preparation. The kitchen opens seamlessly to the living areas, creating a bright and welcoming space for everyday living. A notable upgrade throughout the home is the sheetrock walls instead of traditional mobile home paneling, giving the interior a clean, modern feel similar to a site-built home. The luxurious primary suite serves as a private retreat featuring a large soaking tub, sleek walk-in shower, and double vanity, providing a spa-like atmosphere and plenty of space to start and end your day comfortably. Two additional bedrooms share a convenient en-suite bathroom with a double vanity, making it perfect for family members while maintaining privacy and functionality. A fourth bedroom and third full bathroom provide flexibility for guests, a home office, or multi-generational living. Storage is abundant throughout the home with multiple closets and generous storage space, helping keep everything organized and clutter-free. The home sits on a large lot just under half an acre, offering space for outdoor activities, gardening, pets, or future improvements. As a detitled manufactured home on a permanent brick foundation, this property is an excellent opportunity for buyers searching for manufactured homes in South Carolina, mobile homes with land in Walterboro, or affordable 4-bedroom homes near I-95. With its spacious layout, modern upgrades, and convenient location just minutes from I-95 and downtown Walterboro, this property offers comfort, value, and convenience in a desirable Lowcountry setting. Schedule your showing today and see everything this Walterboro home has to offer.

17. 2026-04-21
    price $285,000

    Show marketing remark (2569 chars)

    Spacious and beautifully maintained 4-bedroom, 3-bathroom detitled manufactured home located in Walterboro, South Carolina, offering the comfort of a traditional home with the affordability buyers are searching for in today's market. Situated on nearly half an acre, this property provides plenty of room to spread out while still being conveniently located just a short drive to I-95 and downtown Walterboro for shopping, dining, and everyday conveniences. Inside, you'll find a generous open floor plan featuring two separate living areas, perfect for families, entertaining guests, or creating a dedicated media room or office space. One of the living rooms includes a cozy electric fireplace, making it the perfect spot to relax. The large open kitchen is the heart of the home and designed with both style and function in mind. A huge center island offers abundant prep space, seating, and storage, making it ideal for gatherings, casual dining, or meal preparation. The kitchen opens seamlessly to the living areas, creating a bright and welcoming space for everyday living. A notable upgrade throughout the home is the sheetrock walls instead of traditional mobile home paneling, giving the interior a clean, modern feel similar to a site-built home. The luxurious primary suite serves as a private retreat featuring a large soaking tub, sleek walk-in shower, and double vanity, providing a spa-like atmosphere and plenty of space to start and end your day comfortably. Two additional bedrooms share a convenient en-suite bathroom with a double vanity, making it perfect for family members while maintaining privacy and functionality. A fourth bedroom and third full bathroom provide flexibility for guests, a home office, or multi-generational living. Storage is abundant throughout the home with multiple closets and generous storage space, helping keep everything organized and clutter-free. The home sits on a large lot just under half an acre, offering space for outdoor activities, gardening, pets, or future improvements. As a detitled manufactured home on a permanent brick foundation, this property is an excellent opportunity for buyers searching for manufactured homes in South Carolina, mobile homes with land in Walterboro, or affordable 4-bedroom homes near I-95. With its spacious layout, modern upgrades, and convenient location just minutes from I-95 and downtown Walterboro, this property offers comfort, value, and convenience in a desirable Lowcountry setting. Schedule your showing today and see everything this Walterboro home has to offer.

18. 2026-03-04
    listed $300,000 Active 2569-char remark

    Show marketing remark (2569 chars)

    Spacious and beautifully maintained 4-bedroom, 3-bathroom detitled manufactured home located in Walterboro, South Carolina, offering the comfort of a traditional home with the affordability buyers are searching for in today's market. Situated on nearly half an acre, this property provides plenty of room to spread out while still being conveniently located just a short drive to I-95 and downtown Walterboro for shopping, dining, and everyday conveniences. Inside, you'll find a generous open floor plan featuring two separate living areas, perfect for families, entertaining guests, or creating a dedicated media room or office space. One of the living rooms includes a cozy electric fireplace, making it the perfect spot to relax. The large open kitchen is the heart of the home and designed with both style and function in mind. A huge center island offers abundant prep space, seating, and storage, making it ideal for gatherings, casual dining, or meal preparation. The kitchen opens seamlessly to the living areas, creating a bright and welcoming space for everyday living. A notable upgrade throughout the home is the sheetrock walls instead of traditional mobile home paneling, giving the interior a clean, modern feel similar to a site-built home. The luxurious primary suite serves as a private retreat featuring a large soaking tub, sleek walk-in shower, and double vanity, providing a spa-like atmosphere and plenty of space to start and end your day comfortably. Two additional bedrooms share a convenient en-suite bathroom with a double vanity, making it perfect for family members while maintaining privacy and functionality. A fourth bedroom and third full bathroom provide flexibility for guests, a home office, or multi-generational living. Storage is abundant throughout the home with multiple closets and generous storage space, helping keep everything organized and clutter-free. The home sits on a large lot just under half an acre, offering space for outdoor activities, gardening, pets, or future improvements. As a detitled manufactured home on a permanent brick foundation, this property is an excellent opportunity for buyers searching for manufactured homes in South Carolina, mobile homes with land in Walterboro, or affordable 4-bedroom homes near I-95. With its spacious layout, modern upgrades, and convenient location just minutes from I-95 and downtown Walterboro, this property offers comfort, value, and convenience in a desirable Lowcountry setting. Schedule your showing today and see everything this Walterboro home has to offer.

19. 2026-03-04
    listed $300,000 Active

    Show marketing remark (2569 chars)

    Spacious and beautifully maintained 4-bedroom, 3-bathroom detitled manufactured home located in Walterboro, South Carolina, offering the comfort of a traditional home with the affordability buyers are searching for in today's market. Situated on nearly half an acre, this property provides plenty of room to spread out while still being conveniently located just a short drive to I-95 and downtown Walterboro for shopping, dining, and everyday conveniences. Inside, you'll find a generous open floor plan featuring two separate living areas, perfect for families, entertaining guests, or creating a dedicated media room or office space. One of the living rooms includes a cozy electric fireplace, making it the perfect spot to relax. The large open kitchen is the heart of the home and designed with both style and function in mind. A huge center island offers abundant prep space, seating, and storage, making it ideal for gatherings, casual dining, or meal preparation. The kitchen opens seamlessly to the living areas, creating a bright and welcoming space for everyday living. A notable upgrade throughout the home is the sheetrock walls instead of traditional mobile home paneling, giving the interior a clean, modern feel similar to a site-built home. The luxurious primary suite serves as a private retreat featuring a large soaking tub, sleek walk-in shower, and double vanity, providing a spa-like atmosphere and plenty of space to start and end your day comfortably. Two additional bedrooms share a convenient en-suite bathroom with a double vanity, making it perfect for family members while maintaining privacy and functionality. A fourth bedroom and third full bathroom provide flexibility for guests, a home office, or multi-generational living. Storage is abundant throughout the home with multiple closets and generous storage space, helping keep everything organized and clutter-free. The home sits on a large lot just under half an acre, offering space for outdoor activities, gardening, pets, or future improvements. As a detitled manufactured home on a permanent brick foundation, this property is an excellent opportunity for buyers searching for manufactured homes in South Carolina, mobile homes with land in Walterboro, or affordable 4-bedroom homes near I-95. With its spacious layout, modern upgrades, and convenient location just minutes from I-95 and downtown Walterboro, this property offers comfort, value, and convenience in a desirable Lowcountry setting. Schedule your showing today and see everything this Walterboro home has to offer.

ⓘ 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: $30,784
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$8,291
• Taxable loss: −$4,097
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $1,668/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern manufactured home offers a good condition with minimal repairs needed. It's ready for immediate occupancy and can be further enhanced with exterior painting and gutter cleaning to boost its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

-5.0% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $285,000 LRMLS
• 2026-04-21 Price Changed $285,000 Charleston Trident MLS
• 2026-03-04 Listed $300,000 Charleston Trident MLS
• 2026-03-04 Listed $300,000 LRMLS