109 Irby Avenue Ave · Laurens, SC 29360

$140,000

3 bd · 1.0 ba · 2,002 sqft · SingleFamily · 38 Days on market

Built 1914 0.30 ac lot Est $266k · 47% under

---

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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! This one is for you. Or, come in and make this home your own. Spacious 3 bedroom 1 bath home, located a very short distance to the square in Laurens. Great location! Nice size backyard with a few raised garden beds and an old chicken coop/dog kennel. Detached carport has electric. Nice enclosed porch. Original hardwood floors in all but a few rooms. Needs updating, which is reflected in price. Sold "as is". Get this house while you can! Make an offer!

Key facts

• Detached carport
• Great location
• Nice size backyard

Tags

• GREAT LOCATION
• NICE SIZE BACKYARD
• RAISED GARDEN BEDS
• DETACHED CARPORT
• ENCLOSED PORCH
• ORIGINAL HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Over 50 years old; Basement foundation; Entry level: Main
• Construction: Wood siding exterior; Basement foundation; Built over 50 years ago
• Exterior features: City lot; Not in a subdivision

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air; Electric cooling; Window unit(s)
• Interior features: Unfinished walk-out basement; Screened porch; 9 total rooms
• Laundry & utility: Washer; Dryer; 7x7 laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $136k (3.1% below list).
• Recommended offer: $136k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.5% in Laurens — 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 68/100 on livability (#79 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D, schools F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 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 $968 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $140k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $135,647 (3.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $266,266
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Chestnut St	0.16mi	4/2.5 (+1)	1,951 (-2%)	17mo	$222,000	$114	63
835 W Main St	0.72mi	3/2.0	1,906 (-5%)	19mo	$200,000	$105	38
930 W Hampton St	0.65mi	3/2.0	1,800 (-10%)	15mo	$231,000	$128	37
115 Moreland Ave	0.39mi	2/2.0 (-1)	1,724 (-14%)	16mo	$230,000	$133	36
922 W Hampton St	0.66mi	3/2.0	1,800 (-10%)	15mo	$249,800	$139	36
101 Meadow Rd	0.61mi	3/2.5	1,746 (-13%)	13mo	$247,000	$141	33

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,705
• Equity at exit: $20,874

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $14,544
• 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 29360

• Home prices YoY: -23.7%
• Active inventory: 153
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $252

Break-even live

Break-even rent $1,037

Max offer price $140,000

Occupancy floor 76%

Sensitivity live

Price	-10% $331	-5% $292	+0% $252	+5% $212	+10% $173
Rent	-10% $145	-5% $198	+0% $252	+5% $306	+10% $359
Rate	-1.0pp $323	-0.5pp $288	base $252	+0.5pp $216	+1.0pp $179

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. 2026-06-07
   statusdays on market $140,000 Pending 38 DOM
2. 2026-06-07
   days on market $140,000 Active 37 DOM
3. 2026-06-03
   days on market $140,000 Active 34 DOM
4. 2026-06-02
   days on market $140,000 Active 33 DOM
5. 2026-06-01
   days on market $140,000 Active 32 DOM
6. 2026-05-31
   days on market $140,000 Active 31 DOM
7. 2026-05-30
   days on market $140,000 Active 30 DOM
8. 2026-05-18
   price $140,000 476-char remark

   Show marketing remark (476 chars)

   Investors! This one is for you. Or, come in and make this home your own. Spacious 3 bedroom 1 bath home, located a very short distance to the square in Laurens. Great location! Nice size backyard with a few raised garden beds and an old chicken coop/dog kennel. Detached carport has electric. Nice enclosed porch. Original hardwood floors in all but a few rooms. Needs updating, which is reflected in price. Sold "as is". Get this house while you can! Make an offer!

9. 2026-05-18
   price $140,000

   Show marketing remark (476 chars)

   Investors! This one is for you. Or, come in and make this home your own. Spacious 3 bedroom 1 bath home, located a very short distance to the square in Laurens. Great location! Nice size backyard with a few raised garden beds and an old chicken coop/dog kennel. Detached carport has electric. Nice enclosed porch. Original hardwood floors in all but a few rooms. Needs updating, which is reflected in price. Sold "as is". Get this house while you can! Make an offer!

10. 2026-04-28
    listed $150,000 Active
11. 2026-04-27
    listed $150,000 Active 476-char remark

    Show marketing remark (476 chars)

    Investors! This one is for you. Or, come in and make this home your own. Spacious 3 bedroom 1 bath home, located a very short distance to the square in Laurens. Great location! Nice size backyard with a few raised garden beds and an old chicken coop/dog kennel. Detached carport has electric. Nice enclosed porch. Original hardwood floors in all but a few rooms. Needs updating, which is reflected in price. Sold "as is". Get this house while you can! Make an offer!

12. 2007-11-08
    soldstatus $88,000
13. 2007-10-30
    soldstatus $88,000 335-char remark

    Show marketing remark (335 chars)

    Lovely older home with many updates that include new roof & HVAC in 2006. Some interior features are a large LR, kitchen w/breakfast room and an open hallway that could be used as a dining area. Home as a detached garage and storage in an unfinished walkout basement. You will enjoy the private back deck & screened side porch.

14. 2007-09-20
    historical 335-char remark

    Show marketing remark (335 chars)

    Lovely older home with many updates that include new roof & HVAC in 2006. Some interior features are a large LR, kitchen w/breakfast room and an open hallway that could be used as a dining area. Home as a detached garage and storage in an unfinished walkout basement. You will enjoy the private back deck & screened side porch.

15. 2007-08-10
    listed $88,900 335-char remark

    Show marketing remark (335 chars)

    Lovely older home with many updates that include new roof & HVAC in 2006. Some interior features are a large LR, kitchen w/breakfast room and an open hallway that could be used as a dining area. Home as a detached garage and storage in an unfinished walkout basement. You will enjoy the private back deck & screened side porch.

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$473/yr (+$39/mo · 145.5%)

ⓘ 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 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,278
• − Mortgage interest: −$7,842
• − Property taxes: −$325
• − Insurance: −$700
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,073
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,848/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 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Laurens

• Score: 68/100
• State rank: #79
• US rank: #9104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurens, SC
• City population: 22,066
• Population (ZIP): 22,066

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -60.09%
• Current HPI: 193.5371
• 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

+57.5% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $140,000 GAOR
• 2026-05-18 Price Changed $140,000 WUMLS
• 2026-04-28 Listed $150,000 WUMLS
• 2026-04-27 Listed $150,000 GAOR
• 2007-11-08 Sold (Public Records) $88,000 Public Records
• 2007-10-30 Sold (MLS) $88,000 Greater Greenville MLS
• 2007-09-20 Listing Removed — Greater Greenville MLS
• 2007-08-10 Listed $88,900 Greater Greenville MLS

Property tax history

-5.5%/yr

Latest (2025): $325 · +28.5% YoY. Source: county tax records.