328 Cateechee Trl · Cateechee, SC 29630

$20,000

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 6 Days on market

Built 1925

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a fixer. It has a nice lot. The interior is beadboard. It has a bathroom but may as well say it does not. The underfloor area is able to be stood up under. If you would like to make it basement you probably could. It has a high pitched roof if you would like to add a room upstairs. Add a dormer (nice views of church and possible the river) and have a master bath and bedroom. There is a larger open lot beside this property as well so no neighbor on that side the church owns that property .

Key facts

• Open lot beside
• High pitched roof
• Built 1925

Tags

• HIGH PITCHED ROOF
• OPEN LOT BESIDE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 153 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $20,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 5.74% ✓
• Cap rate: 53.00%
• Cash-on-cash: 166.81%
• DSCR: 8.42
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $166,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 North St	0.11mi	2/2.0	902 (+6%)	3mo	$177,000	$196	77

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: —
• Equity multiple: 9.28×
• Total profit: $46,351
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 19.62×
• Total profit: $104,251
• Equity at exit: $1,729

Cash invested: $5,600 (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 29630

• Home prices YoY: -15.3%
• Active inventory: 153
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $778

Break-even live

Break-even rent $163

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $790	-5% $784	+0% $778	+5% $773	+10% $767
Rent	-10% $688	-5% $733	+0% $778	+5% $824	+10% $869
Rate	-1.0pp $789	-0.5pp $784	base $778	+0.5pp $773	+1.0pp $768

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $20,000 Active 6 DOM
2. 2026-06-17
   days on market $20,000 Active 5 DOM
3. 2026-06-16
   days on market $20,000 Active 4 DOM
4. 2026-06-15
   days on market $20,000 Active 3 DOM
5. 2026-06-13
   remarks 501-char remark
6. 2026-06-13
   listed $20,000 Active 1 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: $184 · $15/mo
• Projected year-2 tax: $184 · $15/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 5/10 Major 7 d/yr ≥105°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,777
• − Mortgage interest: −$1,120
• − Property taxes: −$184
• − Insurance: −$100
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$582
• Taxable income: $9,587
• Est. tax owed @ 24.0%: −$2,301
• After-tax cash flow: $7,041/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 — Cateechee

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

Census & demographics

• Census place: Cateechee, SC
• County: Pickens County · 102,825 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 15,982
• Household income: $55,264
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 803.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+52.7) · D 23.0% · R 75.6% · Other 1.4%
• 2008→2024 swing: -6.4pp toward R · 2008: -46.2pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.9 2016: R+52.7 2012: R+49.0 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.24%
• Current HPI: 293.5998
• Rent YoY: —
• Metro: Greenville-Anderson, SC
• 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

• 2026-06-13 Listed $20,000 FSBO.com

Property tax history

+5.6%/yr

Latest (2017): $184 · +13.6% YoY. Source: county tax records.