117 Macedon Dr · Pelion, SC 29073

$230,000

3 bd · 2.0 ba · 1,584 sqft · Manufactured public records

Built 1992 4.00 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * 4 Acres * * Welcome home to this 3 bed 3 full bath zoned for award-winning Lexington School District One. This is a great opportunity for anyone looking for a home with plenty of space and land. The home has a nice size shop with 4 acres of land, perfect for anyone who loves to tinker or working on projects. The home also features a large living room with brand new LVP flooring, spacious kitchen with new granite counter-tops, and plenty of storage space. Large master bedroom with on suite bathr

Key facts

• 4 acre lot
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $31 ($376/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 $182k (21.0% below list).
• Recommended offer: $182k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#297 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forts Pond Elementary (math 25% / reading 25%, grade F, #447 of 597 statewide, top 76%, 468 students, 100% FRL); Pelion Middle (math 17% / reading 24%, grade F, #179 of 229 statewide, top 78%, 566 students, 100% FRL); Pelion High (math 14% / reading 77%, grade D-, #164 of 196 statewide, top 84%, 727 students, 65% FRL) — zoned schools average 88% FRL vs 30% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Lexington 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 572 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago 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: major wind risk, 68% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,687 (21.0% 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 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-34,922
• Equity at exit: $34,294

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-26,380
• Equity at exit: $19,886

Cash invested: $64,400 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 572
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $31

Break-even live

Break-even rent $1,777

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $96	+0% $31	+5% $-34	+10% $-99
Rent	-10% $-112	-5% $-40	+0% $31	+5% $103	+10% $175
Rate	-1.0pp $147	-0.5pp $90	base $31	+0.5pp $-28	+1.0pp $-89

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2024-10-14
   status Pending
2. 2024-09-05
   historical
3. 2023-06-21
   soldstatus $205,000
4. 2023-04-17
   price $228,900
5. 2023-04-07
   listed $230,000 Active
6. 2023-03-30
   status Active
7. 2023-03-23
   price $230,000
8. 2023-03-11
   listed $230,000
9. 2023-03-11
   listed $235,000 Active
10. 2023-03-11
    listed $230,000 Active
11. 2021-11-04
    soldstatus $61,509
12. 2019-07-29
    soldstatus $70,500
13. 2019-07-12
    historical
14. 2019-07-08
    listed $64,900 Active
15. 1996-04-01
    soldstatus $14,250

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$87/yr (+$7/mo · 7.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,802
• − Mortgage interest: −$12,884
• − Property taxes: −$1,224
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$6,691
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $1,248/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: Lexington 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Pelion

• Score: 56/100
• State rank: #297
• US rank: #22971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• 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

+1338.6% since first listed

15 events — show timeline

• 2024-10-14 Pending — Charleston Trident MLS
• 2024-09-05 Listing Removed — Charleston Trident MLS
• 2023-06-21 Sold (Public Records) $205,000 Public Records
• 2023-04-17 Price Changed $228,900 Consolidated MLS
• 2023-04-07 Listed $230,000 Consolidated MLS
• 2023-03-30 Relisted — Consolidated MLS
• 2023-03-23 Price Changed $230,000 Consolidated MLS
• 2023-03-11 Listed $230,000 AMLS
• 2023-03-11 Listed $235,000 Consolidated MLS
• 2023-03-11 Listed $230,000 Charleston Trident MLS
• 2021-11-04 Sold (Public Records) $61,509 Public Records
• 2019-07-29 Sold (Public Records) $70,500 Public Records
• 2019-07-12 Delisted — Consolidated MLS
• 2019-07-08 Listed $64,900 Consolidated MLS
• 1996-04-01 Sold (Public Records) $14,250 Public Records

Property tax history

+8.2%/yr

Latest (2024): $1,224 · -44.3% YoY. Source: county tax records.