118 Tango Dr Unit SDT 126 Chestnut BEL · Clinton, SC 29349

$180,609

3 bd · 2.5 ba · 1,423 sqft · Townhouse · 1 Days on market

Built 2026 Good condition 7,841 sqft lot Est $174k · at est. $184/mo HOA · 10% of rent

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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 +13.0/30.0
• ARV discount +5.7/15.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Chestnut floorplan at Springdale Towns in Clinton. We are excited to introduce you to the Chestnut Floorplan – a delightful 3-bedroom, 2.5-bathroom, 1423 square foot, 2-story townhouse that epitomizes modern craftsman style living. Upon entering, you'll be greeted by beautiful crisp white shaker cabinets, a stylish tile backsplash, and stainless steel appliances, including a gas stove. The large quartz island is perfect for gathering with family and friends, making it an ideal spot for food, fun, and lively interaction. The open concept design ensures that entertaining is a breeze, as the kitchen seamlessly flows into the breakfast room and spacious great room. Imagine sipping your morning coffee on your back covered patio, enjoying the tranquility of your new home. Upstairs, you'll find a generous master bedroom with a walk-in shower en suite and a tankless gas water heater. Additionally, this charming home offers two other bedrooms, a full bath, and a convenient laundry room.

Key facts

• Covered patio
• Large quartz island
• $184 HOA

Tags

• COVERED PATIO
• WALK-IN SHOWER EN SUITE
• TANKLESS GAS WATER HEATER
• LARGE QUARTZ ISLAND
• STYLISH TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Property is in an HOA; HOA provides lawn maintenance

Exterior

• Parking: Attached garage with door opener; Garage capacity for 2 vehicles; Paved driveway
• Utilities: Public water; Public sewer available; Private garbage pickup; Attached garage (utility entry noted)
• Home design: Two-story new construction (expected 2025 completion); Model: Chesnut; New / never lived in; Slab foundation
• Construction: Built in 2025; Built by Lennar
• Exterior features: Tilt-out windows; Vinyl/aluminum trim; Vinyl siding; Composition shingle roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (stand-alone); Built-in microwave
• Bedrooms: Primary bedroom on 2nd level with full bath, double sink and walk-in closet; Bedroom sizes: Primary 13 x 11; 2nd 10 x 12; 3rd 10 x 11
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric cooling; Electric water heater
• Interior features: Smooth ceilings; Open floor plan; Smoke detector; Quartz countertops; Other-style countertops; Walk-in pantry
• Laundry & utility: Laundry on 2nd floor with walk-in space and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $181k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (0.2% below list).
• Recommended offer: $179k (0.7% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 5.1% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#296 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laurens 56 (rural): math 35% / reading 40% proficiency, ranked #38 of 80 in SC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eastside Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 466 students, 100% FRL); Clinton Middle (math 33% / reading 34%, grade F, #113 of 229 statewide, top 50%, 663 students, 100% FRL); Clinton High (math 30% / reading 74%, grade D+, #142 of 196 statewide, top 74%, 781 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 700 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $179,322 (0.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $173,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Tango Dr Unit SDT 13 Chestnut B	0.02mi	3/2.5	1,423 (0%)	2mo	$167,000	$117	98
125 Tango Dr Unit ST 13 Chestnut B	0.02mi	3/2.5	1,423 (0%)	2mo	$167,000	$117	98
123 Tango Dr Unit ST 12 Chestnut A	0.01mi	3/2.5	1,423 (0%)	3mo	$175,099	$123	97
123 Tango Dr Unit ST 12 Chestnut A	0.01mi	3/2.5	1,423 (0%)	3mo	$175,099	$123	97
111 Tango Dr Unit ST 6 Chestnut BEL	0.02mi	3/2.5	1,423 (0%)	4mo	$186,999	$131	96
119 Tango Dr Unit ST 10 Magnolia BER	0.00mi	3/2.5	1,403 (-1%)	3mo	$177,499	$127	95
101 Tango Dr Unit ST 1 Chestnut BEL	0.04mi	3/2.5	1,423 (0%)	5mo	$174,000	$122	94
104 Tango Dr Unit ST 133 Chestnut B	0.06mi	3/2.5	1,423 (0%)	5mo	$172,999	$122	93
104 Tango Dr Unit ST 133 Chestnut B	0.06mi	3/2.5	1,423 (0%)	5mo	$172,999	$122	93
106 Tango Dr Unit ST 132 Chestnut A	0.05mi	3/2.5	1,423 (0%)	6mo	$169,149	$119	93
106 Tango Dr	0.05mi	3/2.5	1,423 (0%)	6mo	$169,149	$119	93
102 Tango Dr Unit ST 134 Magnolia A	0.06mi	3/2.5	1,403 (-1%)	4mo	$171,059	$122	92

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-31,860
• Equity at exit: $26,929

10-year hold

• IRR: -13.1%
• Equity multiple: 0.28×
• Total profit: $-36,582
• Equity at exit: $15,616

Cash invested: $50,571 (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 29349

• Home prices YoY: -31.8%
• Rents YoY: 1.8%
• Active inventory: 700
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$947
• Tax est. 1.5%: −$226 /mo · $2,709/yr
• Insurance: −$75
• HOA: −$184
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-9

Break-even live

Break-even rent $1,813

Max offer price $179,322

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $54	+0% $-9	+5% $-71	+10% $-134
Rent	-10% $-151	-5% $-80	+0% $-9	+5% $62	+10% $133
Rate	-1.0pp $82	-0.5pp $37	base $-9	+0.5pp $-56	+1.0pp $-103

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: $45,152
• Closing costs: $5,418
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	5d	1	1.41mi

HOA detail

• Monthly dues: $184 · $2,208/yr
• Likely covers: watergas

Listing history 5 events

1. 2026-06-18
   listing id $180,609 Pending 1 DOM
2. 2026-05-19
   status Pending 1002-char remark

   Show marketing remark (1002 chars)

   The Chestnut floorplan at Springdale Towns in Clinton. We are excited to introduce you to the Chestnut Floorplan – a delightful 3-bedroom, 2.5-bathroom, 1423 square foot, 2-story townhouse that epitomizes modern craftsman style living. Upon entering, you'll be greeted by beautiful crisp white shaker cabinets, a stylish tile backsplash, and stainless steel appliances, including a gas stove. The large quartz island is perfect for gathering with family and friends, making it an ideal spot for food, fun, and lively interaction. The open concept design ensures that entertaining is a breeze, as the kitchen seamlessly flows into the breakfast room and spacious great room. Imagine sipping your morning coffee on your back covered patio, enjoying the tranquility of your new home. Upstairs, you'll find a generous master bedroom with a walk-in shower en suite and a tankless gas water heater. Additionally, this charming home offers two other bedrooms, a full bath, and a convenient laundry room.

3. 2026-05-19
   status Pending

   Show marketing remark (1002 chars)

   The Chestnut floorplan at Springdale Towns in Clinton. We are excited to introduce you to the Chestnut Floorplan – a delightful 3-bedroom, 2.5-bathroom, 1423 square foot, 2-story townhouse that epitomizes modern craftsman style living. Upon entering, you'll be greeted by beautiful crisp white shaker cabinets, a stylish tile backsplash, and stainless steel appliances, including a gas stove. The large quartz island is perfect for gathering with family and friends, making it an ideal spot for food, fun, and lively interaction. The open concept design ensures that entertaining is a breeze, as the kitchen seamlessly flows into the breakfast room and spacious great room. Imagine sipping your morning coffee on your back covered patio, enjoying the tranquility of your new home. Upstairs, you'll find a generous master bedroom with a walk-in shower en suite and a tankless gas water heater. Additionally, this charming home offers two other bedrooms, a full bath, and a convenient laundry room.

4. 2026-05-18
   listed $180,609 Active 1002-char remark

   Show marketing remark (1002 chars)

   The Chestnut floorplan at Springdale Towns in Clinton. We are excited to introduce you to the Chestnut Floorplan – a delightful 3-bedroom, 2.5-bathroom, 1423 square foot, 2-story townhouse that epitomizes modern craftsman style living. Upon entering, you'll be greeted by beautiful crisp white shaker cabinets, a stylish tile backsplash, and stainless steel appliances, including a gas stove. The large quartz island is perfect for gathering with family and friends, making it an ideal spot for food, fun, and lively interaction. The open concept design ensures that entertaining is a breeze, as the kitchen seamlessly flows into the breakfast room and spacious great room. Imagine sipping your morning coffee on your back covered patio, enjoying the tranquility of your new home. Upstairs, you'll find a generous master bedroom with a walk-in shower en suite and a tankless gas water heater. Additionally, this charming home offers two other bedrooms, a full bath, and a convenient laundry room.

5. 2026-05-18
   listed $180,609 Active

   Show marketing remark (1002 chars)

   The Chestnut floorplan at Springdale Towns in Clinton. We are excited to introduce you to the Chestnut Floorplan – a delightful 3-bedroom, 2.5-bathroom, 1423 square foot, 2-story townhouse that epitomizes modern craftsman style living. Upon entering, you'll be greeted by beautiful crisp white shaker cabinets, a stylish tile backsplash, and stainless steel appliances, including a gas stove. The large quartz island is perfect for gathering with family and friends, making it an ideal spot for food, fun, and lively interaction. The open concept design ensures that entertaining is a breeze, as the kitchen seamlessly flows into the breakfast room and spacious great room. Imagine sipping your morning coffee on your back covered patio, enjoying the tranquility of your new home. Upstairs, you'll find a generous master bedroom with a walk-in shower en suite and a tankless gas water heater. Additionally, this charming home offers two other bedrooms, a full bath, and a convenient laundry room.

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

Taxation est. · year 1

• Rental income: $21,619
• − Mortgage interest: −$10,117
• − Property taxes: −$2,709
• − Insurance: −$903
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − HOA: −$2,208
• − Depreciation: −$5,254
• Taxable loss: −$3,031
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $621/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This modern craftsman-style townhouse is in good condition with a good condition score of 80. It has a good rehab level of cosmetic and requires minimal repairs or maintenance. The highest-ROI updates that would raise its resale or rental value include painting the exterior and interior walls, adding a backsplash in the kitchen, upgrading the flooring in the bathrooms, installing smart home devices, and upgrading the kitchen appliances.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding a backsplash in the kitchen — A backsplash can add a modern touch and protect the walls from spills.
• Both Upgrading the flooring in the bathrooms — High-quality flooring can improve the look and feel of the bathrooms.
• Both Installing smart home devices — Smart home devices can increase convenience and add value to the property.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding a backsplash in the kitchen — A backsplash can add a modern touch and protect the walls from spills. ↑
• Both Upgrading the flooring in the bathrooms — High-quality flooring can improve the look and feel of the bathrooms. ↑
• Both Installing smart home devices — Smart home devices can increase convenience and add value to the property. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Laurens 56
• NCES district ID: 4502640
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $35,830
• Composite: 31.05/100
• National rank: #6079
• State rank: #38 of 80 in SC

Livability — Clinton

• Score: 56/100
• State rank: #296
• US rank: #22922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, SC
• County: Spartanburg County · 258,607 people
• City population: 14,164
• Metro: Spartanburg, SC
• Population (ZIP): 39,083
• Household income: $76,168
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 271.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Subsaharan African 6% Serbian 3% Scotch-Irish 3%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Asian/Pacific 2%

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: ▼ -113.67%
• Current HPI: 244.0359
• Rent YoY: ▲ 1.79%
• Metro: Spartanburg, 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Pending — SPMLS
• 2026-05-19 Pending — Greater Greenville MLS
• 2026-05-18 Listed $180,609 SPMLS
• 2026-05-18 Listed $180,609 Greater Greenville MLS