7 Sealy St · Piedmont, SC 29673

$289,999

5 bd · 2.5 ba · 2,306 sqft · SingleFamily · 35 Days on market

Built 2026 Good condition $126/sqft · 26% below area Est $391k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +7.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +1.9/10.0
• Rent growth +1.8/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

Key facts

• Large center island
• Breakfast room
• Family room

Tags

• FIRST FLOOR KITCHEN
• LARGE CENTER ISLAND
• BREAKFAST ROOM
• FAMILY ROOM
• OWNER'S SUITE
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (30.6% below list).
• Recommended offer: $201k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Piedmont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#160 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wren Elementary (math 74% / reading 68%, grade A-, #33 of 597 statewide, top 6%, 616 students, 43% FRL); Wren Middle (math 54% / reading 59%, grade B, #21 of 229 statewide, top 9%, 973 students, 46% FRL); Wren High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,202 students, 40% FRL).
• Zoned-school proficiency averages 71% at this address vs 59% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Anderson 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.7%/yr); 601 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

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 $201,264 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 D 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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $391,409
• List price: $289,999
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Laurel Walk	0.28mi	4/3.0 (-1)	2,428 (+5%)	14mo	$354,000	$146	59
104 Pleasant Woods Rd	0.38mi	4/2.5 (-1)	2,480 (+8%)	15mo	$370,000	$149	52
110 Willene Dr	0.83mi	4/2.0 (-1)	2,462 (+7%)	9mo	$435,000	$177	39
137 Mountain Lake Dr	0.96mi	4/2.5 (-1)	2,018 (-12%)	1mo	$425,000	$211	38
109 Pleasant Woods Rd	0.33mi	4/2.5 (-1)	2,762 (+20%)	21mo	$525,000	$190	37
103 Pine Ct	0.26mi	4/2.0 (-1)	1,932 (-16%)	23mo	$350,000	$181	37
139 Mountain Lake Dr	0.96mi	4/2.5 (-1)	1,970 (-15%)	0mo	$399,750	$203	35
151 Botany Slopes Rd	0.89mi	4/3.0 (-1)	2,150 (-7%)	15mo	$360,000	$167	34
118 Willene Dr	0.87mi	5/3.0	2,689 (+17%)	10mo	$400,000	$149	30
107 Cool Meadows Dr	0.46mi	4/3.0 (-1)	1,887 (-18%)	22mo	$350,000	$185	28
600 Old Williamston Rd	0.63mi	5/3.0	2,758 (+20%)	20mo	$440,000	$160	27
503 Spalding Ct	1.09mi	4/2.5 (-1)	2,587 (+12%)	16mo	$461,250	$178	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.02×
• Total profit: $-79,236
• Equity at exit: $43,240

10-year hold

• IRR: -51.3%
• Equity multiple: -0.55×
• Total profit: $-125,633
• Equity at exit: $25,074

Cash invested: $81,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $297,499 ($138/sqft)
• Median days on market: 39 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +23.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29673

• Home prices YoY: -28.0%
• Rents YoY: -2.7%
• Active inventory: 601
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-414

Break-even live

Break-even rent $2,537

Max offer price $230,073

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-314	+0% $-414	+5% $-514	+10% $-615
Rent	-10% $-573	-5% $-494	+0% $-414	+5% $-335	+10% $-255
Rate	-1.0pp $-268	-0.5pp $-340	base $-414	+0.5pp $-489	+1.0pp $-566

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: $72,500
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-10
   days on market $289,999 Active 35 DOM
2. 2026-06-09
   days on market $289,999 Active 34 DOM
3. 2026-06-08
   days on market $289,999 Active 33 DOM
4. 2026-06-07
   days on market $289,999 Active 32 DOM
5. 2026-06-03
   days on market $289,999 Active 28 DOM
6. 2026-06-03
   pricedays on market $289,999 Active 27 DOM
7. 2026-06-01
   days on market $294,999 Active 26 DOM
8. 2026-05-31
   days on market $294,999 Active 25 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,152
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$8,436
• Taxable loss: −$10,193
• Est. tax savings @ 24.0%: +$2,446
• After-tax cash flow: $-2,523/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $11,530–$34,590 screening

This two-story home is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding a smart home system — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 71/100

Zoned Schools

Elementary Wren Elementary A- SC #33/597 Nat'l #3,228/41,679 Middle Wren Middle B SC #21/229 Nat'l #2,304/14,009 High Wren High A SC #7/196 Nat'l #626/17,239

Schools (NCES district)

• District: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

C Composite livability gradescore 64/100

Livability — Piedmont

• Score: 64/100
• State rank: #160
• US rank: #14725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 210,546 people
• City population: 30,461
• Metro: Greenville-Anderson, SC
• Population (ZIP): 30,461
• Household income: $71,444
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 6% of renters

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Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 18% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.86%
• Current HPI: 238.4347
• Rent YoY: ▼ -2.71%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B