110 Hideaway Dr · Pickens, SC 29685

$164,900

3 bd · 2.0 ba · 1,186 sqft · Manufactured public records · 93 Days on market

Built 1998 1.02 ac lot ↓ 13% since listing

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for affordable country living without sacrificing convenience? Welcome to 110 Hideaway Dr in Sunset, SC! Now offered at $164,900, this 2024 move-in ready home sits on approximately 1 acre with no HOA and offers the perfect blend of privacy, flexibility, and low-maintenance living. Inside, you’ll find an open layout with 2 bedrooms and 2 full bathrooms designed for comfortable everyday living. Enjoy peaceful surroundings while still being just a short drive to Pickens, Table Rock, Lake Keowee, hiking, and outdoor recreation. Whether you're a first-time buyer, looking to downsize, or searching for a mountain-area getaway, this property offers a great opportunity to own land and

Key facts

• 1.02 acre lot
• Garage
• Listed 93 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Well water; Electric water heater; Septic system; Private garbage pickup
• Home design: Single-story residential property; Property age approximately 1–5 years; Residential property (discovery required)
• Construction: Aluminum and vinyl siding exterior; Composition shingle roof; Crawl space foundation
• Exterior features: Some trees on the lot; 1–2 acre lot

Interior

• Kitchen: Kitchen approx. 9 x 14; Dishwasher; Refrigerator; Stand-alone smooth-top range
• Bedrooms: 2 bedrooms on the main level; Primary bedroom with full bath, separate shower, garden tub (approx. 9 x 14); Second bedroom approx. 14 x 9
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Open floor plan; Garden tub; Separate tub and shower; Walk-in closet; Laminate countertops
• Laundry & utility: Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $160k (2.7% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 1.8% in Pickens — 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 74/100 on livability (#33 in SC, #4,762 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, commute F, employment F.
• 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: Hagood Elementary (math 33% / reading 38%, grade F, #335 of 597 statewide, top 57%, 550 students, 82% FRL) — zoned schools average 82% FRL vs 42% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($150k) 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 $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 D 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: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.32×
• Total profit: $14,568
• Equity at exit: $59,789

10-year hold

• IRR: 10.0%
• Equity multiple: 2.26×
• Total profit: $58,392
• Equity at exit: $82,231

Cash invested: $46,172 (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 29685

• Home prices YoY: 0.4%
• Active inventory: 133
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $128

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 87%

Sensitivity live

Price	-10% $242	-5% $185	+0% $128	+5% $71	+10% $14
Rent	-10% $2	-5% $65	+0% $128	+5% $192	+10% $255
Rate	-1.0pp $211	-0.5pp $170	base $128	+0.5pp $86	+1.0pp $42

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $164,900 Active 93 DOM
2. 2026-06-17
   days on market $164,900 Active 92 DOM
3. 2026-06-16
   days on market $164,900 Active 91 DOM
4. 2026-06-15
   days on market $164,900 Active 90 DOM
5. 2026-06-13
   days on market $164,900 Active 88 DOM
6. 2026-06-10
   days on market $164,900 Active 85 DOM
7. 2026-06-09
   days on market $164,900 Active 84 DOM
8. 2026-06-08
   days on market $164,900 Active 83 DOM
9. 2026-06-07
   days on market $164,900 Active 82 DOM
10. 2026-06-05
    days on market $164,900 Active 79 DOM
11. 2026-06-03
    days on market $164,900 Active 78 DOM
12. 2026-06-03
    days on market $164,900 Active 77 DOM
13. 2026-06-01
    days on market $164,900 Active 76 DOM
14. 2026-05-31
    days on market $164,900 Active 75 DOM
15. 2026-05-09
    price $164,900
16. 2026-03-26
    price $174,900
17. 2026-03-17
    listed $190,000 Active

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,260
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,797
• Taxable loss: −$1,154
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,817/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 — Pickens

• Score: 74/100
• State rank: #33
• US rank: #4762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,046

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 5% Romanian 4%
• Foreign-born: 3%
• Languages at home: 95% English-only · French/Haitian/Cajun 3% German/W. Germanic 1%

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: ▲ 1.40%
• Current HPI: 360.4854
• 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

-13.2% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $164,900 Greater Greenville MLS
• 2026-03-26 Price Changed $174,900 Greater Greenville MLS
• 2026-03-17 Listed $190,000 Greater Greenville MLS

Property tax history

-23.4%/yr

Latest (2017): $219 · -13.7% YoY. Source: county tax records.