18304 25 Hwy · Ware Shoals, SC 29692

$70,000

2 bd · 1.0 ba · 830 sqft · Other · 10 Days on market

0.67 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This unique investor special offers an outstanding opportunity to acquire a versatile property situated on over half an acre along Hwy 25, providing convenient access to Greenwood, Laurens, Greenville, and Anderson. Featuring 2 bedrooms and 1 bath, this home also presents the possibility of using the dining as a third bedroom for your needs. The property includes a two-car carport, as well as a dedicated storage building for tools, equipment, or additional belongings. All appliances are included, making your move-in process a breeze or enabling immediate occupancy/renovation plans. While cash buyers are preferred, this property offers potential for investors seeking a rehab or property for

Key facts

• Versatile property
• Convenient access
• Half an acre

Tags

• VERSATILE PROPERTY
• HALF AN ACRE
• CONVENIENT ACCESS
• DEDICATED STORAGE BUILDING
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: Detached carport for 2 cars; Gravel driveway
• Utilities: Public water; Septic sewer; Electric power; Private garbage pickup
• Home design: Single-story residence; Approximately 50+ years old; Block exterior finish; Architectural roof; Crawl space foundation
• Construction: Block construction; Architectural shingle roof; Crawl space foundation; Outbuilding present
• Exterior features: Front porch; Level lot with some trees; Outbuilding for storage

Interior

• Kitchen: Kitchen (15 x 10); Refrigerator; Microwave; Electric standalone range
• Bedrooms: Primary bedroom on main level (12 x 11); Second bedroom on main level (10 x 10); Two bedrooms on the main level
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Natural gas heating with wall furnace; Electric cooling and wall/window units; Electric water heater
• Interior features: Ceiling fan; Laminate countertops; One fireplace
• Laundry & utility: Laundry on first floor with washer connection and electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 59/100 on livability (#236 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, crime F, amenities F.
• Greenwood 51 (rural): math 23% / reading 43% proficiency, ranked #49 of 80 in SC (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ware Shoals Primary (math 27% / reading 32%, grade F, #399 of 597 statewide, top 69%, 370 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

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 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?
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: 1.55% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 5.4

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $14,416
• Equity at exit: $10,437

10-year hold

• IRR: 26.6%
• Equity multiple: 3.33×
• Total profit: $45,715
• Equity at exit: $6,052

Cash invested: $19,600 (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 29692

• Home prices YoY: -19.5%
• Active inventory: 26
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $404

Break-even live

Break-even rent $573

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $444	-5% $424	+0% $404	+5% $385	+10% $365
Rent	-10% $319	-5% $362	+0% $404	+5% $447	+10% $490
Rate	-1.0pp $440	-0.5pp $422	base $404	+0.5pp $386	+1.0pp $368

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   status $70,000 Pending 10 DOM
2. 2026-06-01
   days on market $70,000 Active 10 DOM
3. 2026-05-31
   days on market $70,000 Active 9 DOM
4. 2026-05-22
   listed $70,000 Active

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,014
• − Mortgage interest: −$3,921
• − Property taxes: −$672
• − Insurance: −$350
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,036
• Taxable income: $3,952
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,905/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: Greenwood 51
• NCES district ID: 4502370
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $38,011
• Composite: 27.47/100
• National rank: #6960
• State rank: #49 of 80 in SC

Livability — Ware Shoals

• Score: 59/100
• State rank: #236
• US rank: #19776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,471

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7%
• Common ancestry: Romanian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.61%
• Current HPI: 196.4593
• 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

1 event — show timeline

• 2026-05-22 Listed $70,000 Greater Greenville MLS

Property tax history

+2.0%/yr

Latest (2025): $672 · +1.7% YoY. Source: county tax records.