31 Mccaughrin St · Pelzer, SC 29669

$128,000

3 bd · 1.0 ba · 1,645 sqft · Other public records · 37 Days on market

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Pelzer, this 3-bedroom, 1-bath home offers plenty of space and potential at an affordable price point. The layout features two bedrooms on the main level and a private upstairs bedroom with an additional bonus loft area, perfect for extra living space, a home office, or storage. The large kitchen includes an eat-in breakfast area, while the spacious living room provides a comfortable gathering space. Outside, you’ll enjoy a large front porch deck ideal for relaxing. A new roof has already been installed, adding value and peace of mind. Property is being sold as-is and is priced to sell quickly. Please note: the home will not qualify for traditional financing.

Key facts

• Bonus loft area
• New roof
• Listed 37 days

Tags

• PRIVATE UPSTAIRS BEDROOM
• BONUS LOFT AREA
• LARGE FRONT PORCH DECK
• NEW ROOF

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Paved driveway; No garage
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric service
• Home design: Two-story home; Approximately 50+ years old; Crawl space foundation; Vinyl siding with full brick veneer; Architectural roof
• Construction: Vinyl siding; Full brick veneer; Architectural roof; Crawl space foundation; Outbuilding for additional storage
• Exterior features: Front porch; Deck; Some storm doors; Some storm windows; Level lot with some trees; Outbuilding (storage)

Interior

• Kitchen: 16 x 10 kitchen; Dishwasher; Microwave; Refrigerator; Electric freestanding range
• Bedrooms: Primary bedroom on main level (15 x 12); Second bedroom (14 x 11); Third bedroom (17 x 15); Two bedrooms on the main level
• Flooring: Carpet; Hardwood/pine under carpet; Laminate flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Forced air; Heat pump; Central forced cooling (electric)
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Blown ceiling insulation; Smoke detector; Some window treatments; Garden tub; Laminate countertops
• Laundry & utility: First-floor laundry; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $128k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#42 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Pelzer Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 362 students, 86% FRL); Palmetto Middle (math 41% / reading 46%, grade D, #57 of 229 statewide, top 25%, 774 students, 70% FRL); Palmetto High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 1,021 students, 67% FRL) — zoned schools average 74% FRL vs 35% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $128k 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 $124,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,001
• Equity at exit: $19,085

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $28,721
• Equity at exit: $11,067

Cash invested: $35,840 (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 29669

• Home prices YoY: -18.9%
• Active inventory: 112
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $342

Break-even live

Break-even rent $967

Max offer price $128,000

Occupancy floor 71%

Sensitivity live

Price	-10% $415	-5% $378	+0% $342	+5% $306	+10% $270
Rent	-10% $232	-5% $287	+0% $342	+5% $398	+10% $453
Rate	-1.0pp $407	-0.5pp $375	base $342	+0.5pp $309	+1.0pp $275

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Adger St Pelzer, SC	3.0	1.0	1350	$1,400	$1.04	16d	1	0.12mi

Listing history 19 events

1. 2026-06-21
   days on market $128,000 Active 37 DOM
2. 2026-06-18
   days on market $128,000 Active 34 DOM
3. 2026-06-17
   days on market $128,000 Active 33 DOM
4. 2026-06-16
   days on market $128,000 Active 32 DOM
5. 2026-06-15
   days on market $128,000 Active 31 DOM
6. 2026-06-13
   days on market $128,000 Active 29 DOM
7. 2026-06-10
   days on market $128,000 Active 26 DOM
8. 2026-06-09
   days on market $128,000 Active 25 DOM
9. 2026-06-08
   days on market $128,000 Active 24 DOM
10. 2026-06-07
    days on market $128,000 Active 23 DOM
11. 2026-06-03
    days on market $128,000 Active 19 DOM
12. 2026-06-03
    days on market $128,000 Active 18 DOM
13. 2026-06-01
    days on market $128,000 Active 17 DOM
14. 2026-05-31
    days on market $128,000 Active 16 DOM
15. 2026-05-15
    listed $128,000 Active
16. 2013-11-13
    soldstatus $30,000
17. 2008-01-30
    soldstatus $30,000
18. 1990-06-04
    soldstatus $10,517
19. 1987-12-29
    soldstatus $10,000

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$259/yr (+$22/mo · 55.1%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$7,170
• − Property taxes: −$470
• − Insurance: −$640
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,724
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,601/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: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

Livability — Pelzer

• Score: 73/100
• State rank: #42
• US rank: #5453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelzer, SC
• Population (ZIP): 14,712

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.21%
• Current HPI: 261.8165
• 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

+1180.0% since first listed

5 events — show timeline

• 2026-05-15 Listed $128,000 Greater Greenville MLS
• 2013-11-13 Sold (Public Records) $30,000 Public Records
• 2008-01-30 Sold (Public Records) $30,000 Public Records
• 1990-06-04 Sold (Public Records) $10,517 Public Records
• 1987-12-29 Sold (Public Records) $10,000 Public Records

Property tax history

-10.3%/yr

Latest (2025): $470 · -63.7% YoY. Source: county tax records.