209 1/2 Derrick St · Lexington, SC 29072

$30,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 32 Days on market

Built 1960 Poor condition 6,838 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 6,838 sq ft lot
• Built 1960
• Listed 32 days

Property features AI

Exterior

• Utilities: Water: Other (see remarks); Sewer: Other (see remarks)
• Home design: Single-story residence
• Construction: Crawlspace foundation
• Exterior features: Wood exterior finish; Paved road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Family room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#8 in SC, #1,502 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: 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: Lexington Elementary (math 38% / reading 34%, grade F, #332 of 597 statewide, top 56%, 701 students, 33% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 694 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($106k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 4.79% ✓
• Cap rate: 43.38%
• Cash-on-cash: 132.44%
• DSCR: 6.89
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.49×
• Total profit: $54,542
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.88×
• Total profit: $124,989
• Equity at exit: $2,594

Cash invested: $8,400 (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 29072

• Rents YoY: 3.2%
• Active inventory: 694
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $927

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 30%

Sensitivity live

Price	-10% $948	-5% $937	+0% $927	+5% $917	+10% $906
Rent	-10% $814	-5% $870	+0% $927	+5% $984	+10% $1,041
Rate	-1.0pp $942	-0.5pp $935	base $927	+0.5pp $919	+1.0pp $911

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Rogers Ct Unit D Lexington, SC	2.0	1.5	1100	$1,295	$1.18	15d	1	0.47mi
2000 Water Oak Dr Unit 4B 1 Lexington, SC	2.0	2.0	1100	$1,599	$1.45	15d	1	0.53mi
510 Conway Dr Lexington, SC	2.0	2.0	1056	$1,050	$0.99	4d	1	0.98mi
101 Cherry Hall Dr Lexington, SC	2.0	1.5	1100	$1,250	$1.14	4d	1	1.49mi
121 Northpoint Dr Lexington, SC	1.0–2.0	1.0–2.0	973	$1,560	$1.60	3d	13	1.50mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $30,000 Pending 32 DOM
2. 2026-06-03
   days on market $30,000 Active - Contingent 29 DOM
3. 2026-06-03
   days on market $30,000 Active - Contingent 28 DOM
4. 2026-06-02
   days on market $30,000 Active - Contingent 27 DOM
5. 2026-05-31
   days on market $30,000 Active - Contingent 26 DOM
6. 2026-05-22
   historical Active - Contingent
7. 2026-05-05
   listed $30,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $17,232
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$873
• Taxable income: $11,322
• Est. tax owed @ 24.0%: −$2,717
• After-tax cash flow: $8,408/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 · 3 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including roof and siding repairs, and landscaping improvements. Significant value can be added through these updates, enhancing both its resale and rental potential.

Repairs flagged

• Major roof — Missing or damaged shingles
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping and yard work — Aesthetic improvement and increased curb appeal
• Both roof repair — Structural integrity and safety
• Both exterior siding repair — Aesthetic improvement and increased curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing or damaged shingles	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and yard work — Aesthetic improvement and increased curb appeal ↑
• Both roof repair — Structural integrity and safety ↑
• Both exterior siding repair — Aesthetic improvement and increased curb appeal ↑

ⓘ 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: 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 — Lexington

• Score: 81/100
• State rank: #8
• US rank: #1502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, SC
• County: Lexington County · 232,571 people
• City population: 122,563
• Metro: Columbia, SC
• Population (ZIP): 69,407
• Household income: $106,382
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 858.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -197.53%
• Current HPI: 212.3235
• Rent YoY: ▲ 3.23%
• 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

2 events — show timeline

• 2026-05-22 Contingent — Consolidated MLS
• 2026-05-05 Listed $30,000 Consolidated MLS