220 Elm St Unit 523 · Clemson, SC 29361

$185,000

2 bd · 2.0 ba · 800 sqft · Condo public records · 5 Days on market

Built 1991 $350/mo HOA · 26% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.0/10.0
• Cash flow +4.5/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

University Place - 4BR/2BA - walkable/bike-able to downtown and campus.

Key facts

• Upgraded kitchen
• New cabinets
• Enhanced bathrooms

Tags

• UPGRADED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• ENHANCED BATHROOMS
• NEW SINK AND CABINET COMBOS
• NEW LUXURY VINYL FLOORING

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area insurance and electric, exterior maintenance, lawn maintenance, pest control, and bylaws; Community amenities include common areas and lawn maintenance

Exterior

• Parking: See parking features
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup
• Home design: Single-story residence; Approximately 31–50 years old; Slab foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Level lot

Interior

• Kitchen: Cooktop (electric)
• Bedrooms: 4 bedrooms on the main level; Primary bedroom with tub/shower; Primary bedroom approx. 12 x 9; Second bedroom approx. 12 x 8; Third bedroom approx. 12 x 8; Fourth bedroom approx. 12 x 8
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central forced cooling
• Interior features: Smoke detector
• Laundry & utility: Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (45.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (28.3% below list).
• Recommended offer: $101k (45.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#3 in SC, #1,044 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, crime B.
• Pickens 01 (rural): math 42% / reading 50% proficiency, ranked #21 of 80 in SC (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clemson Elementary (math 76% / reading 75%, grade A, #14 of 597 statewide, top 2%, 794 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 76% at this address vs 46% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Pickens 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 2 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $80k; list at $185k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,625 (45.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 3.19%
• Cash-on-cash: -11.06%
• DSCR: 0.51
• GRM: 11.6

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: -2.7%
• Equity multiple: 0.85×
• Total profit: $-7,963
• Equity at exit: $83,184

10-year hold

• IRR: 1.8%
• Equity multiple: 1.28×
• Total profit: $14,551
• Equity at exit: $128,196

Cash invested: $51,800 (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 29361

• Active inventory: 2
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$77
• HOA: −$350
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-478

Break-even live

Break-even rent $1,931

Max offer price $100,625

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 College Ave Clemson, SC	2.0	1.0	900	$949	$1.05	2d	3	0.29mi
423 Lindsay Rd Clemson, SC	2.0–3.0	1.0–2.0	972	$599	$0.62	2d	12	0.65mi
201 Oak St Clemson, SC	3.0	3.0	1088	$3,600	$3.31	2d	7	0.80mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $185,000 Active 5 DOM
2. 2026-06-17
   days on market $185,000 Active 4 DOM
3. 2026-06-16
   days on market $185,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $185,000 Active 2 DOM

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥106°F today · 19 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,913
• − Mortgage interest: −$10,363
• − Property taxes: −$1,536
• − Insurance: −$925
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$4,200
• − Depreciation: −$5,382
• Taxable loss: −$9,039
• Est. tax savings @ 24.0%: +$2,169
• After-tax cash flow: $-3,562/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: Pickens 01
• NCES district ID: 4503330
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $42,534
• Composite: 38.73/100
• National rank: #4130
• State rank: #21 of 80 in SC

Livability — Clemson

• Score: 83/100
• State rank: #3
• US rank: #1044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clemson, SC

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 126,530 people
• By 2030: 128,780 · +1.8%
• By 2040: 132,151 · +4.4%
• By 2050: 133,800 · +5.7%
• By 2075: 137,594 · +8.7%
• By 2100: 139,784 · +10.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+157.3% since first listed

12 events — show timeline

• 2026-06-13 Listed $185,000 Greater Greenville MLS
• 2018-12-21 Sold (Public Records) $80,000 Public Records
• 2018-12-19 Sold (MLS) $80,000 WUMLS
• 2018-11-29 Pending — WUMLS
• 2018-11-28 Price Changed $89,000 WUMLS
• 2018-10-02 Listed $99,900 WUMLS
• 2013-11-01 Sold (Public Records) $73,000 Public Records
• 2012-03-14 Sold (Public Records) $68,000 Public Records
• 2006-03-31 Sold (Public Records) $64,000 Public Records
• 2002-07-24 Sold (Public Records) $71,500 Public Records
• 1996-10-31 Sold (Public Records) $68,000 Public Records
• 1992-01-15 Sold (Public Records) $71,900 Public Records

Property tax history

+32.2%/yr

Latest (2025): $1,536 · +9.4% YoY. Source: county tax records.