136 Mimosa Driv Mimosa Dr · Gaston, SC 29053

$110,000

2 bd · 2.0 ba · 980 sqft · SingleFamily public records · 20 Days on market

Built 1985 0.51 ac lot

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.9/10.0

Listing remarks

Are you looking to downsize or looking for rental property? Check out his 2 bedroom 2 bath home located on . 51 acres. This well maintained home may just be what you have been looking for. New roof installed in 2025. Home offers split floor plan with open floor plan feature. Call for appointment today. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open floor plan
• Split floor plan
• New roof

Tags

• NEW ROOF
• SPLIT FLOOR PLAN
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: 0.51-acre lot; Dirt road access

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Stained wood cabinets; Free-standing range
• Bedrooms: Master bedroom on main level with private bath and private closet; Second bedroom on main level with shared bath and private closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Laminate floors in living area; Ceiling fans in living room and master bedroom; Free-standing range; Eat-in kitchen with Formica countertops and stained wood cabinets; Heated laundry space
• Laundry & utility: Washer/Dryer area on main level in a heated space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#142 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F, commute F.
• Lexington 04 (rural): math 14% / reading 25% proficiency, ranked #70 of 80 in SC (top 88%) — 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: Sandhills Primary (506 students, 100% FRL); Swansea High (math 10% / reading 72%, grade F, #177 of 196 statewide, top 91%, 683 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 20% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Lexington 04 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 137 active listings in the ZIP; 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 $761 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $110k implies a 424% gain — meaningful room to come down on a strong offer.

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 $108,350 (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 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. 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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.3

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,837
• Equity at exit: $16,401

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $16,882
• Equity at exit: $9,511

Cash invested: $30,800 (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 29053

• Home prices YoY: -2.9%
• Active inventory: 137
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $235

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-10
   historical Active - Contingent
3. 2026-04-04
   listed $110,000 Active
4. 1999-05-12
   soldstatus $21,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,117
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,200
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,548/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 04
• NCES district ID: 4502790
• Math proficiency: 14% ▼ -2.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $38,722
• Composite: 16.38/100
• National rank: #9198
• State rank: #70 of 80 in SC

Livability — Gaston

• Score: 65/100
• State rank: #142
• US rank: #13451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,818
• Population (ZIP): 20,818

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -8.19%
• Current HPI: 272.1711
• 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

+423.8% since first listed

4 events — show timeline

• 2026-04-24 Pending — Consolidated MLS
• 2026-04-10 Contingent — Consolidated MLS
• 2026-04-04 Listed $110,000 Consolidated MLS
• 1999-05-12 Sold (Public Records) $21,000 Public Records

Property tax history

-25.0%/yr

Latest (2024): $37 · -85.4% YoY. Source: county tax records.