308 N Adair St · Clinton, SC 29325

$183,000

3 bd · 2.0 ba · 1,164 sqft · SingleFamily · 44 Days on market

0.72 ac lot Est $182k · at est.

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.1/15.0
• 1% rule +5.4/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid Built BRICK Home in Move-In Condition! This 3 Bedroom, 2 Bath with a 2 Car Garage sits on an Oversized Lot and is Fenced on 3 sides. There are so Many Updates including New HVAC in Nov. of 2018, New 30 Yr Architectural Roof in 2012 & New Floor Covering in Dec 2019. There is a transferable Temite Bond in Place. The Large Living Room has Woodburning FP that has never been used. There are two Out Buildings in the Back Yard which offer alot of extra Storage! The Kitchen Comes with a Smooth Top Electric Stove and Refrigerator. The electrical hook up is already in place for a Dishwasher underneath the kitchen cabinets. There are Washer & Dryer Hookups in the Utility Room in the Garage; however, the large storage closet in the Hallway is Plenty Large Enough if you want to move them inside! This Home has alot to offer and is conveniently located to schools, Presbyterian College and the Downtown areas. Current Taxes reflect Homestead Exemption.

Key facts

• Partially fenced
• Large lot
• 0.72 acre lot

Tags

• SMOOTH TOP ELECTRIC STOVE
• LARGE LOT
• PARTIALLY FENCED
• LIVING ROOM FIREPLACE
• TWO STORAGE BUILDINGS

Property features AI

Finance

• Other: Lead-based paint and Residential Property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: Attached 2-car garage; Gravel driveway; Additional outbuilding storage
• Utilities: Public water; Public sewer; Public garbage pickup; Gas water heater; Electric power for HVAC (central forced cooling)
• Home design: Single-story residence; Approximately 31–50 years old; Brick veneer (full) exterior; Architectural roof; Crawl space foundation
• Construction: Brick veneer (full) construction; Architectural shingle roof; Crawl space foundation; Built approximately 31–50 years ago
• Exterior features: Front porch; Some storm doors; Some storm windows; Level lot with some trees

Interior

• Kitchen: Kitchen approx. 12 x 11; Refrigerator; Stand-alone smooth-top range
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with shower-only bath; Primary bedroom approx. 12 x 11; Second bedroom approx. 11 x 11; Third bedroom approx. 11 x 11
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central forced cooling; Gas water heater
• Interior features: Blown ceiling insulation; Smoke detector; Walk-in closet; Attic fan; Wood-burning fireplace (1)
• Laundry & utility: Laundry located in garage/storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.1% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#296 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laurens 56 (rural): math 35% / reading 40% proficiency, ranked #38 of 80 in SC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eastside Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 466 students, 100% FRL); Clinton Middle (math 33% / reading 34%, grade F, #113 of 229 statewide, top 50%, 663 students, 100% FRL); Clinton High (math 30% / reading 74%, grade D+, #142 of 196 statewide, top 74%, 781 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $130k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $177,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $181,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 E Florida St	0.21mi	3/2.0	1,138 (-2%)	3mo	$190,000	$167	84
105 Shands St	0.17mi	2/2.0 (-1)	1,070 (-8%)	2mo	$149,000	$139	72
103 Copeland St	0.11mi	3/1.0	1,039 (-11%)	2mo	$145,000	$140	71
303 N Adair St St	0.06mi	3/2.0	1,321 (+14%)	7mo	$145,000	$110	69
205 E Florida St	0.45mi	4/2.0 (+1)	1,252 (+8%)	0mo	$208,000	$166	61
313 E Florida St	0.27mi	2/1.0 (-1)	1,200 (+3%)	18mo	$165,000	$138	58
117 Fifth Ave	0.57mi	3/2.0	1,080 (-7%)	9mo	$168,000	$156	54
322 Davidson St	0.23mi	2/2.0 (-1)	1,048 (-10%)	18mo	$175,000	$167	52
703 Shands St	0.49mi	3/1.0	1,303 (+12%)	1mo	$203,000	$156	52
715 Shands St	0.59mi	3/2.0	1,330 (+14%)	3mo	$200,000	$150	46
105 Willard Rd	0.67mi	2/1.5 (-1)	1,230 (+6%)	12mo	$189,000	$154	42
203 S Holland St	0.42mi	2/1.0 (-1)	1,005 (-14%)	14mo	$185,000	$184	37

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,519
• Equity at exit: $27,286

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $28,237
• Equity at exit: $15,822

Cash invested: $51,240 (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 29325

• Active inventory: 128
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$960
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $396

Break-even live

Break-even rent $1,399

Max offer price $183,000

Occupancy floor 74%

Sensitivity live

Price	-10% $499	-5% $448	+0% $396	+5% $344	+10% $292
Rent	-10% $246	-5% $321	+0% $396	+5% $471	+10% $546
Rate	-1.0pp $488	-0.5pp $442	base $396	+0.5pp $348	+1.0pp $300

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	5d	1	0.45mi

Listing history 21 events

1. 2026-06-19
   days on market $183,000 Active 44 DOM
2. 2026-06-18
   days on market $183,000 Active 43 DOM
3. 2026-06-17
   days on market $183,000 Active 42 DOM
4. 2026-06-16
   days on market $183,000 Active 41 DOM
5. 2026-06-15
   days on market $183,000 Active 40 DOM
6. 2026-06-14
   days on market $183,000 Active 38 DOM
7. 2026-06-12
   days on market $183,000 Active 37 DOM
8. 2026-06-09
   days on market $183,000 Active 34 DOM
9. 2026-06-08
   days on market $183,000 Active 33 DOM
10. 2026-06-07
    days on market $183,000 Active 32 DOM
11. 2026-06-07
    days on market $183,000 Active 31 DOM
12. 2026-06-03
    days on market $183,000 Active 28 DOM
13. 2026-06-02
    days on market $183,000 Active 27 DOM
14. 2026-06-01
    days on market $183,000 Active 26 DOM
15. 2026-05-31
    days on market $183,000 Active 25 DOM
16. 2026-05-30
    days on market $183,000 Active 24 DOM
17. 2026-05-06
    listed $183,000 Active
18. 2020-02-28
    soldstatus $130,000 Sold 972-char remark

    Show marketing remark (972 chars)

    Solid Built BRICK Home in Move-In Condition! This 3 Bedroom, 2 Bath with a 2 Car Garage sits on an Oversized Lot and is Fenced on 3 sides. There are so Many Updates including New HVAC in Nov. of 2018, New 30 Yr Architectural Roof in 2012 & New Floor Covering in Dec 2019. There is a transferable Temite Bond in Place. The Large Living Room has Woodburning FP that has never been used. There are two Out Buildings in the Back Yard which offer alot of extra Storage! The Kitchen Comes with a Smooth Top Electric Stove and Refrigerator. The electrical hook up is already in place for a Dishwasher underneath the kitchen cabinets. There are Washer & Dryer Hookups in the Utility Room in the Garage; however, the large storage closet in the Hallway is Plenty Large Enough if you want to move them inside! This Home has alot to offer and is conveniently located to schools, Presbyterian College and the Downtown areas. Current Taxes reflect Homestead Exemption.

19. 2020-02-28
    soldstatus $130,000

    Show marketing remark (972 chars)

    Solid Built BRICK Home in Move-In Condition! This 3 Bedroom, 2 Bath with a 2 Car Garage sits on an Oversized Lot and is Fenced on 3 sides. There are so Many Updates including New HVAC in Nov. of 2018, New 30 Yr Architectural Roof in 2012 & New Floor Covering in Dec 2019. There is a transferable Temite Bond in Place. The Large Living Room has Woodburning FP that has never been used. There are two Out Buildings in the Back Yard which offer alot of extra Storage! The Kitchen Comes with a Smooth Top Electric Stove and Refrigerator. The electrical hook up is already in place for a Dishwasher underneath the kitchen cabinets. There are Washer & Dryer Hookups in the Utility Room in the Garage; however, the large storage closet in the Hallway is Plenty Large Enough if you want to move them inside! This Home has alot to offer and is conveniently located to schools, Presbyterian College and the Downtown areas. Current Taxes reflect Homestead Exemption.

20. 2020-02-18
    historical Contingency Contract 972-char remark

    Show marketing remark (972 chars)

    Solid Built BRICK Home in Move-In Condition! This 3 Bedroom, 2 Bath with a 2 Car Garage sits on an Oversized Lot and is Fenced on 3 sides. There are so Many Updates including New HVAC in Nov. of 2018, New 30 Yr Architectural Roof in 2012 & New Floor Covering in Dec 2019. There is a transferable Temite Bond in Place. The Large Living Room has Woodburning FP that has never been used. There are two Out Buildings in the Back Yard which offer alot of extra Storage! The Kitchen Comes with a Smooth Top Electric Stove and Refrigerator. The electrical hook up is already in place for a Dishwasher underneath the kitchen cabinets. There are Washer & Dryer Hookups in the Utility Room in the Garage; however, the large storage closet in the Hallway is Plenty Large Enough if you want to move them inside! This Home has alot to offer and is conveniently located to schools, Presbyterian College and the Downtown areas. Current Taxes reflect Homestead Exemption.

21. 2019-12-18
    listed $137,900 Active 972-char remark

    Show marketing remark (972 chars)

    Solid Built BRICK Home in Move-In Condition! This 3 Bedroom, 2 Bath with a 2 Car Garage sits on an Oversized Lot and is Fenced on 3 sides. There are so Many Updates including New HVAC in Nov. of 2018, New 30 Yr Architectural Roof in 2012 & New Floor Covering in Dec 2019. There is a transferable Temite Bond in Place. The Large Living Room has Woodburning FP that has never been used. There are two Out Buildings in the Back Yard which offer alot of extra Storage! The Kitchen Comes with a Smooth Top Electric Stove and Refrigerator. The electrical hook up is already in place for a Dishwasher underneath the kitchen cabinets. There are Washer & Dryer Hookups in the Utility Room in the Garage; however, the large storage closet in the Hallway is Plenty Large Enough if you want to move them inside! This Home has alot to offer and is conveniently located to schools, Presbyterian College and the Downtown areas. Current Taxes reflect Homestead Exemption.

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$211/yr (+$18/mo · 25.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$10,251
• − Property taxes: −$832
• − Insurance: −$915
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,324
• Taxable income: $1,830
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $4,309/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: Laurens 56
• NCES district ID: 4502640
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $35,830
• Composite: 31.05/100
• National rank: #6079
• State rank: #38 of 80 in SC

Livability — Clinton

• Score: 56/100
• State rank: #296
• US rank: #22922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, SC
• City population: 14,164
• Population (ZIP): 14,164

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: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -86.54%
• Current HPI: 150.1573
• 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

+32.7% since first listed

5 events — show timeline

• 2026-05-06 Listed $183,000 Greater Greenville MLS
• 2020-02-28 Sold (Public Records) $130,000 Public Records
• 2020-02-28 Sold (MLS) $130,000 Greater Greenville MLS
• 2020-02-18 Contingent — Greater Greenville MLS
• 2019-12-18 Listed $137,900 Greater Greenville MLS

Property tax history

+2.9%/yr

Latest (2025): $832 · +4.3% YoY. Source: county tax records.