117 Tango Dr Unit SDT 9 Magnolia A1 · Clinton, SC 29325

$169,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 57 Days on market

Built 2026 Good condition 7,840 sqft lot Est $171k · at est. $184/mo HOA · 10% of rent ↓ 5% since listing

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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 +17.9/30.0
• ARV discount +7.8/15.0
• 1% rule +6.2/10.0
• DSCR +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

Key facts

• Quartz countertops
• Vinyl flooring
• Back porch

Tags

• OPEN-CONCEPT FIRST FLOOR
• VINYL FLOORING
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS-STEEL APPLIANCES
• BACK PORCH

Property features AI

Finance

• HOA & community: Homeowners association present; HOA does not include additional services; Community lawn maintenance

Exterior

• Parking: Attached garage with door opener (2-car capacity); Paved driveway
• Utilities: Public water; Electric water heater; Public sewer available; Private garbage pickup
• Home design: Two-story home; Model: MAGNOLIA; Under construction; estimated completion May 15, 2026; Slab foundation; Built by Lennar
• Construction: Approximate year built 2026
• Exterior features: Tilt-out windows; Vinyl/aluminum trim; Vinyl siding; Composition shingle roof

Interior

• Kitchen: Dishwasher; Built-in microwave; Disposal; Stand-alone gas range; 10 x 10 kitchen
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, and walk-in closet; Bedroom sizes: Primary 14 x 11; Bedroom 2 10 x 10; Bedroom 3 10 x 13; Bedroom 4 11 x 10
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating (natural gas); Central electric cooling
• Interior features: Smooth ceilings; Open floor plan; Smoke detector; Quartz countertops and other countertop materials; Walk-in pantry; No fireplace
• Laundry & utility: Second-floor laundry with walk-in area and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 1 comparable units currently listed for rent nearby; 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

• It's been on market 57 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 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 $164,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.12% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $171,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Tango Dr Unit ST 10 Magnolia BER	0.01mi	3/2.5	1,403 (0%)	3mo	$177,499	$127	97
125 Tango Dr Unit SDT 13 Chestnut B	0.02mi	3/2.5	1,423 (+1%)	2mo	$167,000	$117	95
125 Tango Dr Unit ST 13 Chestnut B	0.02mi	3/2.5	1,423 (+1%)	2mo	$167,000	$117	95
123 Tango Dr Unit ST 12 Chestnut A	0.02mi	3/2.5	1,423 (+1%)	3mo	$175,099	$123	94
123 Tango Dr Unit ST 12 Chestnut A	0.02mi	3/2.5	1,423 (+1%)	3mo	$175,099	$123	94
102 Tango Dr Unit ST 134 Magnolia A	0.06mi	3/2.5	1,403 (0%)	4mo	$171,059	$122	94
111 Tango Dr Unit ST 6 Chestnut BEL	0.01mi	3/2.5	1,423 (+1%)	4mo	$186,999	$131	94
101 Tango Dr Unit ST 1 Chestnut BEL	0.04mi	3/2.5	1,423 (+1%)	4mo	$174,000	$122	92
104 Tango Dr Unit ST 133 Chestnut B	0.05mi	3/2.5	1,423 (+1%)	5mo	$172,999	$122	91
104 Tango Dr Unit ST 133 Chestnut B	0.05mi	3/2.5	1,423 (+1%)	5mo	$172,999	$122	91
106 Tango Dr Unit ST 132 Chestnut A	0.05mi	3/2.5	1,423 (+1%)	6mo	$169,149	$119	91
106 Tango Dr	0.05mi	3/2.5	1,423 (+1%)	6mo	$169,149	$119	90

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-18,350
• Equity at exit: $25,347

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,743
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$184
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $142

Break-even live

Break-even rent $1,720

Max offer price $169,999

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• 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	3d	1	1.37mi

HOA detail

• Monthly dues: $184 · $2,208/yr

Listing history 29 events

1. 2026-06-19
   days on market $169,999 Active 57 DOM
2. 2026-06-18
   days on market $169,999 Active 56 DOM
3. 2026-06-17
   days on market $169,999 Active 55 DOM
4. 2026-06-16
   days on market $169,999 Active 54 DOM
5. 2026-06-16
   price $169,999 Active 53 DOM
6. 2026-06-15
   days on market $167,999 Active 53 DOM
7. 2026-06-14
   days on market $167,999 Active 51 DOM
8. 2026-06-12
   days on market $167,999 Active 50 DOM
9. 2026-06-09
   days on market $167,999 Active 47 DOM
10. 2026-06-08
    days on market $167,999 Active 46 DOM
11. 2026-06-07
    days on market $167,999 Active 45 DOM
12. 2026-06-07
    days on market $167,999 Active 44 DOM
13. 2026-06-03
    days on market $167,999 Active 41 DOM
14. 2026-06-02
    days on market $167,999 Active 40 DOM
15. 2026-06-01
    price $167,999 Active 39 DOM
16. 2026-06-01
    days on market $165,999 Active 39 DOM
17. 2026-05-31
    days on market $165,999 Active 38 DOM
18. 2026-05-30
    days on market $165,999 Active 37 DOM
19. 2026-05-21
    price $165,999
20. 2026-05-11
    price $164,999

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

21. 2026-05-11
    price $164,999 855-char remark

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

22. 2026-05-07
    price $166,999

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

23. 2026-05-07
    price $166,999 855-char remark

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

24. 2026-05-05
    price $167,999
25. 2026-05-04
    price $167,999 855-char remark

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

26. 2026-04-30
    price $169,999

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

27. 2026-04-30
    price $169,999 855-char remark

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

28. 2026-04-23
    listed $173,999 Active 855-char remark

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

29. 2026-04-23
    listed $173,999 Active

    Show marketing remark (855 chars)

    Welcome to Springdale Towns, a beautiful townhouse community in Clinton! We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met.

ⓘ 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: $22,800
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$2,208
• − Depreciation: −$4,945
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,928/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 · 13 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs or maintenance. The highest-ROI updates would be painting the exterior siding, upgrading the kitchen backsplash, and adding smart home features.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Resale Upgrading the kitchen backsplash — Improves aesthetics and functionality
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Resale Upgrading the kitchen backsplash — Improves aesthetics and functionality ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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
• 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

-4.6% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $165,999 Greater Greenville MLS
• 2026-05-11 Price Changed $164,999 Greater Greenville MLS
• 2026-05-11 Price Changed $164,999 SPMLS
• 2026-05-07 Price Changed $166,999 Greater Greenville MLS
• 2026-05-07 Price Changed $166,999 SPMLS
• 2026-05-05 Price Changed $167,999 Greater Greenville MLS
• 2026-05-04 Price Changed $167,999 SPMLS
• 2026-04-30 Price Changed $169,999 Greater Greenville MLS
• 2026-04-30 Price Changed $169,999 SPMLS
• 2026-04-23 Listed $173,999 SPMLS
• 2026-04-23 Listed $173,999 Greater Greenville MLS