276 Al Dr · Clinton, SC 29325

$99,900

2 bd · 1.0 ba · 1,150 sqft · SingleFamily · 87 Days on market

2.50 ac lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced for a QUICK SALE! This Brick Home offers 2 BR, 1 Bath, Living Room with FP & Woodstove, Eat-In Kitchen and an Enclosed Front Porch/Sunroom Area. The home has a New 40 Gallon Gas Water Heater and a Metal Roof that was installed approximately 7-8 years ago. Sitting on 2.50 Acres, the home is attached to a Septic Tank System which was recently pumped, Rabon Creek Water and Laurens Electric Service. There is also another Septic Tank, Water Line and electrical pole on the property as well that was used for a mobile home or camper! CASH OFFERS ONLY AND PURCHASER MUST SIGN AN "AS IS" ADDENDUM.

Key facts

• Rabon creek water
• Septic tank system
• Metal roof

Tags

• BRICK HOME
• ENCLOSED FRONT PORCH
• NEW 40 GALLON GAS WATER HEATER
• METAL ROOF
• SEPTIC TANK SYSTEM
• RABON CREEK WATER

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Septic sewer; Gas water heater; Electric service with central forced cooling
• Home design: Single-story; Approximate age: 31–50 years; Lead-based paint discovery required; Property on a cul-de-sac with some trees; Property sits on 2–5 acres
• Construction: Metal roof; Crawl space/slab foundation; Partial brick veneer (exterior finish)
• Exterior features: Deck; Handicap access; Some storm windows; Partial brick veneer exterior

Interior

• Kitchen: Kitchen approximately 20 x 9; Stand-alone gas range
• Bedrooms: Two bedrooms on the main level; Primary bedroom approximately 14 x 12; Second bedroom approximately 12 x 11
• Flooring: Carpet; Laminate; Vinyl; Other flooring (see remarks)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central forced cooling; Heating system: other/see remarks; Gas water heater
• Interior features: Ceiling fan; Exterior ramp; Woodstove fireplace; Other interior features (see remarks)
• Laundry & utility: Walk-in laundry; Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.1% in Clinton — 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 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) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.20% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 7.0

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,627
• Equity at exit: $14,895

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $35,021
• Equity at exit: $8,638

Cash invested: $27,972 (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 29325

• Active inventory: 128
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $359

Break-even live

Break-even rent $742

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $415	-5% $387	+0% $359	+5% $331	+10% $302
Rent	-10% $264	-5% $312	+0% $359	+5% $406	+10% $453
Rate	-1.0pp $409	-0.5pp $384	base $359	+0.5pp $333	+1.0pp $307

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 87 DOM
2. 2026-06-18
   days on market $99,900 Active 86 DOM
3. 2026-06-17
   days on market $99,900 Active 85 DOM
4. 2026-06-16
   days on market $99,900 Active 84 DOM
5. 2026-06-15
   days on market $99,900 Active 83 DOM
6. 2026-06-14
   days on market $99,900 Active 81 DOM
7. 2026-06-12
   days on market $99,900 Active 80 DOM
8. 2026-06-09
   days on market $99,900 Active 77 DOM
9. 2026-06-08
   days on market $99,900 Active 76 DOM
10. 2026-06-07
    days on market $99,900 Active 75 DOM
11. 2026-06-07
    days on market $99,900 Active 74 DOM
12. 2026-06-03
    days on market $99,900 Active 71 DOM
13. 2026-06-02
    days on market $99,900 Active 70 DOM
14. 2026-06-01
    days on market $99,900 Active 69 DOM
15. 2026-05-31
    days on market $99,900 Active 68 DOM
16. 2026-05-30
    days on market $99,900 Active 67 DOM
17. 2026-03-24
    listed $99,900 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: $252 · $21/mo
• Projected year-2 tax: $569 · $47/mo
• Expected delta: +$317/yr (+$26/mo · 126.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,361
• − Mortgage interest: −$5,596
• − Property taxes: −$252
• − Insurance: −$500
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,906
• Taxable income: $2,810
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,633/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 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

• City population: 14,164
• Population (ZIP): 14,164

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: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -86.54%
• Current HPI: 150.1573
• 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

1 event — show timeline

• 2026-03-24 Listed $99,900 Greater Greenville MLS

Property tax history

+7.5%/yr

Latest (2025): $252 · -84.3% YoY. Source: county tax records.