303 Mary Jo Dr · Dacusville, SC 29640

$234,900

4 bd · 2.0 ba · 1,680 sqft · Land · 10 Days on market

Built 2026 0.54 ac lot

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced out of the market? Need help with closing costs? Here’s your chance. This home is FHA certified, detitled, and brand new, making financing easier from day one. Four bedrooms, two bathrooms, with two separate living areas, all set on a 0.54+/- acre lot. Located 20 minutes from Downtown Easley, 303 Mary Jo Dr offers space inside and out without feeling boxed in. The lot provides room to enjoy, while the layout gives flexibility to spread out or come together. Downtown Easley provides shopping, restaurants, groceries, pharmacies, and healthcare. If you’ve been waiting for a new home that keeps payments realistic without sacrificing space or location, this one is worth seeing

Key facts

• Fha certified
• Flexible layout
• Detitled

Tags

• FHA CERTIFIED
• DETITLED
• NEW HOME
• TWO SEPARATE LIVING AREAS
• 0.54 ACRE LOT
• FLEXIBLE LAYOUT

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking with gravel surface
• Utilities: Public water; Septic sewer; Electric service; Private garbage pickup
• Home design: Single-story home; New construction (built 2026); Crawl space foundation
• Construction: Composition shingle roof
• Exterior features: Deck; Vinyl siding; Lot is gently sloped with some trees

Interior

• Kitchen: 13 x 15 kitchen; Dishwasher; Refrigerator; Electric freestanding range; Range hood; Pantry closet
• Bedrooms: Four bedrooms on the main level; Primary bedroom with double sink, full bath, separate shower, garden tub, and walk-in closet; Primary bedroom approx. 15 x 14; Other bedrooms approx. 15 x 9
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric heating system; Electric cooling system
• Interior features: Open floor plan; Blown ceiling; Smoke detector; Garden tub; Walk-in closet(s); Laminate countertops; Pantry closet
• Laundry & utility: Laundry on first floor with walk-in area; Washer connection; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (19.0% below list).
• Recommended offer: $190k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% in Dacusville — 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: 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.
• Zoned schools: Dacusville Elementary (math 33% / reading 42%, grade F, #311 of 597 statewide, top 53%, 563 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $235k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $190,293 (19.0% 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. 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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-40,391
• Equity at exit: $35,024

10-year hold

• IRR: -4.5%
• Equity multiple: 0.67×
• Total profit: $-21,965
• Equity at exit: $20,310

Cash invested: $65,772 (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 29640

• Home prices YoY: -28.0%
• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-120

Break-even live

Break-even rent $2,055

Max offer price $217,532

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-03
   status Pending
2. 2026-04-23
   listed $234,900 Active
3. 2000-04-24
   soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,835
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,833
• Taxable loss: −$5,508
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $-118/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 — Dacusville

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

Census & demographics

• County: Pickens County · 102,825 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 33,142
• Household income: $62,207
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 789.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -106.69%
• Current HPI: 274.4751
• Rent YoY: ▲ 5.69%
• 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

+327.1% since first listed

3 events — show timeline

• 2026-05-03 Pending — Greater Greenville MLS
• 2026-04-23 Listed $234,900 Greater Greenville MLS
• 2000-04-24 Sold (Public Records) $55,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $202 · +16.8% YoY. Source: county tax records.