1203 Goddard Ave · Utica, SC 29678

$140,000

2 bd · 1.0 ba · 873 sqft · SingleFamily public records · 21 Days on market

Built 1942 10,018 sqft lot Est $140k · 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 +21.4/30.0
• ARV discount +7.4/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated charming home ready to move in ! Features a primary bedroom and guest bedroom, a full bath, kitchen with refrigerator, oven and pantry, family/living room, laundry/dryer room. New metal roof in 2022, new HVAC in 2023, new water pipes and water heater in 2023, new vinyl flooring and fresh paint in 2026. Flat level front and back yard with storage building for a lawn mower, tools, storage items. The Oconee Theather is a few seconds away. Minutes from downtown Seneca, restaurants, dining, shopping, medical. Close to Clemson University and Lake Keowee Marina, close to everything. Buyers to verify everything of importance including square footage.

Key facts

• Kitchen with oven
• Full bath
• Primary bedroom

Tags

• PRIMARY BEDROOM
• GUEST BEDROOM
• FULL BATH
• KITCHEN WITH REFRIGERATOR
• KITCHEN WITH OVEN
• KITCHEN WITH PANTRY

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public water; Public sewer; Cable available
• Home design: Single-story; Vinyl siding; Entry level: main level primary; Property over 50 years old
• Construction: Metal roof; Vinyl siding construction; Crawlspace foundation; Built over 50 years ago
• Exterior features: Front porch; Porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms; Main-level primary bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Laminate countertops; Cable TV available; Separate/formal living room; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.6% below list).
• Recommended offer: $134k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.6% in Utica — 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 64/100 on livability (#158 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• 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: Rents rising fast (+7.7%/yr); 367 active listings in the ZIP; 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $133,586 (4.6% below list)

Questions for the listing agent

1. Built in 1942 — 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. Schools are F-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. 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: 0.95% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $139,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Goddard Ave	0.01mi	2/1.0	873 (0%)	6mo	$40,000	$46	94
32 Ames St	0.11mi	2/1.0	873 (0%)	2mo	$45,000	$52	93
11 Humbert St	0.22mi	2/1.0	850 (-3%)	0mo	$67,900	$80	85
38 Ames St	0.07mi	2/1.0	873 (0%)	19mo	$80,000	$92	81
29 Humbert St	0.18mi	2/1.0	816 (-6%)	3mo	$87,500	$107	78
2505 E Brown St	0.39mi	2/1.0	837 (-4%)	0mo	$138,000	$165	75
107 Hope Ave	0.36mi	2/1.0	900 (+3%)	12mo	$70,000	$78	68
134 Marshall Ave	0.59mi	2/1.0	886 (+2%)	5mo	$142,160	$160	66
21 Lonsdale St	0.17mi	2/1.0	758 (-13%)	7mo	$141,000	$186	64
1000 Overbrook Dr	0.59mi	2/1.0	832 (-5%)	2mo	$180,000	$216	63
130 Marshall Ave	0.59mi	2/1.0	780 (-11%)	10mo	$125,000	$160	46
1002 Overbrook Dr	0.58mi	2/1.0	800 (-8%)	16mo	$162,000	$203	46

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,916
• Equity at exit: $20,874

10-year hold

• IRR: 12.0%
• Equity multiple: 2.13×
• Total profit: $44,229
• Equity at exit: $12,105

Cash invested: $39,200 (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 29678

• Home prices YoY: -32.5%
• Rents YoY: 7.7%
• Active inventory: 367
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $207

Break-even live

Break-even rent $1,074

Max offer price $140,000

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 21 DOM
2. 2026-06-17
   days on market $140,000 Active 20 DOM
3. 2026-06-16
   days on market $140,000 Active 19 DOM
4. 2026-06-15
   days on market $140,000 Active 18 DOM
5. 2026-06-13
   days on market $140,000 Active 16 DOM
6. 2026-06-10
   days on market $140,000 Active 13 DOM
7. 2026-06-09
   days on market $140,000 Active 12 DOM
8. 2026-06-08
   days on market $140,000 Active 11 DOM
9. 2026-06-07
   days on market $140,000 Active 10 DOM
10. 2026-06-05
    days on market $140,000 Active 7 DOM
11. 2026-06-03
    days on market $140,000 Active 6 DOM
12. 2026-06-03
    days on market $140,000 Active 5 DOM
13. 2026-06-01
    days on market $140,000 Active 4 DOM
14. 2026-05-31
    days on market $140,000 Active 3 DOM
15. 2026-05-28
    listed $140,000 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: $668 · $56/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$130/yr (+$11/mo · 19.4%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,030
• − Mortgage interest: −$7,842
• − Property taxes: −$668
• − Insurance: −$700
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,073
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,442/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 — Utica

• Score: 64/100
• State rank: #158
• US rank: #14701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, SC
• County: Oconee County · 36,517 people
• Metro: Seneca, SC
• Population (ZIP): 23,767
• Household income: $52,550
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 822.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -91.37%
• Current HPI: 189.6751
• Rent YoY: ▲ 7.71%
• Metro: Seneca, 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

• 2026-05-28 Listed $140,000 WUMLS

Property tax history

+8.2%/yr

Latest (2025): $668 · +0.0% YoY. Source: county tax records.