205 Elliot Dr · Tamassee, SC 29676

$188,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 115 Days on market

Built 1998 1.00 ac lot ↓ 1% since listing

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom built cabin, with three additional mobile homes (one rented out) on 3.6 private unrestricted acres seconds away from Lake Keowee, Jocassee, and White Waterfalls! Hewn from nearby lumber this cabin is ready for final touches and features a large screened in porch, beautiful hardwood floors, two full baths, a lower level bedroom, and two upper level bedrooms. Located at the end of a private drive, this property features three additional home sites, each with their own septic, making this unrestricted space ideal for development, RV park, or further rentals. Property is being sold as is, although inspections are welcome, creek will form eastern property line, currently home is being supplied by a bored well on the sellers property that will not convey, but can easily be connected to the new drilled well on the subject property, seller is open to providing water for a limited time while buyer connects after closing. Current lease agreement for unit 216 Elliot available upon request, current lease is set at $600 a month on a month to month basis. No value given to the other two trailers, although their locations are ideal for additional homes or RVs. If you are looking for a unique investment opportunity or a home with a little extra space close to the outdoor wonders of Northern Oconee County this is a must see!

Key facts

• Solid wood cabinets
• Large kitchen
• Loft bedroom

Tags

• LARGE KITCHEN
• SOLID WOOD CABINETS
• WOOD BURNING STOVE
• LOFT BEDROOM
• INCOME PRODUCING PROPERTY

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity available; Water available; Septic tank
• Home design: Vinyl and wood siding; Metal roof; Crawlspace foundation
• Construction: Built approximately 21–30 years ago; Vinyl siding; Wood siding; Metal roof; Crawlspace foundation
• Exterior features: Front porch; Screened porch; Porch

Interior

• Bedrooms: One main-level bedroom; Loft (additional living/bed space)
• Flooring: Carpet; Hardwood; Wood
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Heat pump; Multiple heating units; Wall furnace; Window cooling units; Multiple cooling units
• Interior features: Fireplace; Multiple primary suites; Loft

🏷️ Possibly a rental listed for sale. The $188,000 price doesn't fit this home's estimated sale value (~$599,424) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $171k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 182 active listings in the ZIP; 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $599,424
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Elliot Dr	0.08mi	3/2.0	1,500 (+12%)	23mo	$225,000	$150	58
239 N Little River Rd	0.59mi	2/2.0 (-1)	1,155 (-14%)	2mo	$515,000	$446	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-18,529
• Equity at exit: $28,031

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-688
• Equity at exit: $16,255

Cash invested: $52,640 (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 29676

• Home prices YoY: -27.3%
• Active inventory: 182
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $187

Break-even live

Break-even rent $1,645

Max offer price $188,000

Occupancy floor 85%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $188,000 Active 115 DOM
2. 2026-06-17
   days on market $188,000 Active 114 DOM
3. 2026-06-16
   days on market $188,000 Active 113 DOM
4. 2026-06-15
   days on market $188,000 Active 112 DOM
5. 2026-06-13
   days on market $188,000 Active 110 DOM
6. 2026-06-10
   days on market $188,000 Active 107 DOM
7. 2026-06-09
   days on market $188,000 Active 106 DOM
8. 2026-06-08
   days on market $188,000 Active 105 DOM
9. 2026-06-07
   days on market $188,000 Active 104 DOM
10. 2026-06-05
    days on market $188,000 Active 101 DOM
11. 2026-06-03
    days on market $188,000 Active 100 DOM
12. 2026-06-03
    days on market $188,000 Active 99 DOM
13. 2026-06-01
    days on market $188,000 Active 98 DOM
14. 2026-05-31
    days on market $188,000 Active 97 DOM
15. 2026-03-18
    status Active
16. 2026-03-05
    historical Active Under Contract
17. 2026-02-23
    listed $188,000 Active
18. 2022-09-01
    soldstatus $189,900 Sold 1336-char remark

    Show marketing remark (1336 chars)

    Custom built cabin, with three additional mobile homes (one rented out) on 3.6 private unrestricted acres seconds away from Lake Keowee, Jocassee, and White Waterfalls! Hewn from nearby lumber this cabin is ready for final touches and features a large screened in porch, beautiful hardwood floors, two full baths, a lower level bedroom, and two upper level bedrooms. Located at the end of a private drive, this property features three additional home sites, each with their own septic, making this unrestricted space ideal for development, RV park, or further rentals. Property is being sold as is, although inspections are welcome, creek will form eastern property line, currently home is being supplied by a bored well on the sellers property that will not convey, but can easily be connected to the new drilled well on the subject property, seller is open to providing water for a limited time while buyer connects after closing. Current lease agreement for unit 216 Elliot available upon request, current lease is set at $600 a month on a month to month basis. No value given to the other two trailers, although their locations are ideal for additional homes or RVs. If you are looking for a unique investment opportunity or a home with a little extra space close to the outdoor wonders of Northern Oconee County this is a must see!

19. 2022-05-09
    historical Contract-Take Back-Ups 1336-char remark

    Show marketing remark (1336 chars)

    Custom built cabin, with three additional mobile homes (one rented out) on 3.6 private unrestricted acres seconds away from Lake Keowee, Jocassee, and White Waterfalls! Hewn from nearby lumber this cabin is ready for final touches and features a large screened in porch, beautiful hardwood floors, two full baths, a lower level bedroom, and two upper level bedrooms. Located at the end of a private drive, this property features three additional home sites, each with their own septic, making this unrestricted space ideal for development, RV park, or further rentals. Property is being sold as is, although inspections are welcome, creek will form eastern property line, currently home is being supplied by a bored well on the sellers property that will not convey, but can easily be connected to the new drilled well on the subject property, seller is open to providing water for a limited time while buyer connects after closing. Current lease agreement for unit 216 Elliot available upon request, current lease is set at $600 a month on a month to month basis. No value given to the other two trailers, although their locations are ideal for additional homes or RVs. If you are looking for a unique investment opportunity or a home with a little extra space close to the outdoor wonders of Northern Oconee County this is a must see!

20. 2022-05-05
    listed $189,900 Active 1336-char remark

    Show marketing remark (1336 chars)

    Custom built cabin, with three additional mobile homes (one rented out) on 3.6 private unrestricted acres seconds away from Lake Keowee, Jocassee, and White Waterfalls! Hewn from nearby lumber this cabin is ready for final touches and features a large screened in porch, beautiful hardwood floors, two full baths, a lower level bedroom, and two upper level bedrooms. Located at the end of a private drive, this property features three additional home sites, each with their own septic, making this unrestricted space ideal for development, RV park, or further rentals. Property is being sold as is, although inspections are welcome, creek will form eastern property line, currently home is being supplied by a bored well on the sellers property that will not convey, but can easily be connected to the new drilled well on the subject property, seller is open to providing water for a limited time while buyer connects after closing. Current lease agreement for unit 216 Elliot available upon request, current lease is set at $600 a month on a month to month basis. No value given to the other two trailers, although their locations are ideal for additional homes or RVs. If you are looking for a unique investment opportunity or a home with a little extra space close to the outdoor wonders of Northern Oconee County this is a must see!

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $22,575
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$5,469
• Taxable loss: −$797
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $2,435/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Tamassee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,169

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Romanian 5% Serbian 5%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.14%
• Current HPI: 218.8928
• 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

-1.0% since first listed

6 events — show timeline

• 2026-03-18 Relisted — WUMLS
• 2026-03-05 Contingent — WUMLS
• 2026-02-23 Listed $188,000 WUMLS
• 2022-09-01 Sold (MLS) $189,900 WUMLS
• 2022-05-09 Contingent — WUMLS
• 2022-05-05 Listed $189,900 WUMLS