105 Ledgewood Way · Easley, SC 29642

$269,000

3 bd · 2.5 ba · 1,430 sqft · Other public records · 107 Days on market

Built 2003

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood.

Key facts

• Manageable yard
• Inviting exterior
• Ample cabinetry

Tags

• INVITING EXTERIOR
• TIDY LANDSCAPING
• FUNCTIONAL LAYOUT
• AMPLE CABINETRY
• MANAGEABLE YARD
• NEIGHBORHOOD POOL

Property features AI

Finance

• HOA & community: Homeowners association; HOA maintains grounds and structures; Community pools and recreation facilities; Street lights maintained by association

Exterior

• Parking: Attached garage with garage door opener; Driveway; 2 garage spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story; Subdivision location; Outside city limits
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Built within past 21–30 years
• Exterior features: Patio; Yard fenced; Fence

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Disposal; Refrigerator
• Bedrooms: Upper-level bedroom (approx. 10x10); Upper-level bedroom (approx. 15x12); Upper-level bedroom (approx. 14x12)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; One main-level bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric / central air)
• Interior features: Tray ceilings; Vaulted ceiling; Smooth ceilings; Window treatments; French doors / atrium doors; Bath in primary bedroom; Tub/shower; Breakfast area / nook; Blinds; Insulated windows
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $269k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $226k (16.1% below list).
• Recommended offer: $226k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Easley — 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 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities D, commute 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.
• Market conditions: Rents rising fast (+5.3%/yr); 315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y ago 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.
• Current owner paid $125k; list at $269k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,710 (16.1% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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: 0.84% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-24,767
• Equity at exit: $40,109

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $18,373
• Equity at exit: $23,258

Cash invested: $75,320 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 315
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $214

Break-even live

Break-even rent $1,986

Max offer price $269,000

Occupancy floor 86%

Sensitivity live

Price	-10% $366	-5% $290	+0% $214	+5% $-169	+10% $-262
Rent	-10% $36	-5% $125	+0% $214	+5% $303	+10% $392
Rate	-1.0pp $349	-0.5pp $282	base $214	+0.5pp $144	+1.0pp $73

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Pin Oak Ct Easley, SC	3.0	2.5	1816	$2,300	$1.27	24d	1	0.07mi
130 Pin Oak Ct Easley, SC	3.0	2.5	1695	$1,895	$1.12	24d	1	0.17mi
102 Woodhaven Ct Easley, SC	3.0	2.0	1575	$1,949	$1.24	22d	1	0.57mi

Listing history 42 events

1. 2026-06-18
   days on market $269,000 Active 107 DOM
2. 2026-06-17
   days on market $269,000 Active 106 DOM
3. 2026-06-16
   days on market $269,000 Active 105 DOM
4. 2026-06-15
   days on market $269,000 Active 104 DOM
5. 2026-06-13
   days on market $269,000 Active 102 DOM
6. 2026-06-10
   days on market $269,000 Active 99 DOM
7. 2026-06-09
   days on market $269,000 Active 98 DOM
8. 2026-06-08
   days on market $269,000 Active 97 DOM
9. 2026-06-07
   days on market $269,000 Active 96 DOM
10. 2026-06-03
    days on market $269,000 Active 92 DOM
11. 2026-06-03
    days on market $269,000 Active 91 DOM
12. 2026-06-01
    days on market $269,000 Active 90 DOM
13. 2026-05-31
    days on market $269,000 Active 89 DOM
14. 2026-05-07
    price $269,000
15. 2026-03-03
    listed $279,000 Active
16. 2015-05-08
    soldstatus $125,000
17. 2015-04-28
    soldstatus $125,000 SOLD-NON MEMBER 649-char remark

    Show marketing remark (688 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood. The neighborhood has a community pool.

18. 2015-04-28
    soldstatus $125,000 Sold 688-char remark

    Show marketing remark (688 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood. The neighborhood has a community pool.

19. 2015-03-25
    historical CONTRACT-TAKE BACK-UPS 649-char remark

    Show marketing remark (688 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood. The neighborhood has a community pool.

20. 2015-03-25
    historical Contingency Contract 688-char remark

    Show marketing remark (688 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood. The neighborhood has a community pool.

21. 2015-03-24
    status Active 688-char remark

    Show marketing remark (649 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood.

22. 2015-03-24
    status ACTIVE 649-char remark

    Show marketing remark (649 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood.

23. 2015-03-19
    historical Contingency Contract 688-char remark

    Show marketing remark (649 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood.

24. 2015-03-19
    historical CONTINGENCY CONTRACT 649-char remark

    Show marketing remark (649 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood.

25. 2015-03-04
    listed $129,900 ACTIVE 649-char remark

    Show marketing remark (688 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood. The neighborhood has a community pool.

26. 2015-03-04
    listed $129,900 Active 688-char remark

    Show marketing remark (688 chars)

    This is a fantastic OPEN FLOOR PLAN 3 bedroom, 2 1/2 bath home located in Powdersville. The home features 9 foot smooth ceilings and a corner fireplace with gas logs in the great room. The master suite has a trey ceiling and a large, very well lit walk in closet. The convenient upstairs laundry area is also well lit. Dual digital thermostats will assist in keeping a steady temperature for your comfort. The home also has a 2 CAR GARAGE, a patio and a FENCED REAR YARD for your leisure. New smoke detectors and a carbon monoxide detector have also been installed. The rear yard is PRIVATE, unlike a lot of the other properties in the neighborhood. The neighborhood has a community pool.

27. 2013-04-09
    soldstatus $113,000
28. 2013-04-05
    soldstatus $113,000
29. 2013-04-05
    soldstatus $113,000
30. 2013-03-11
    historical
31. 2013-03-11
    historical
32. 2012-11-06
    listed $124,500
33. 2012-11-05
    listed $118,000
34. 2012-01-27
    soldstatus $103,000
35. 2011-10-29
    historical
36. 2011-10-06
    listed $99,900
37. 2009-09-29
    soldstatus $122,700
38. 2009-09-25
    soldstatus $122,700
39. 2009-09-24
    soldstatus $122,700
40. 2009-08-24
    historical
41. 2009-07-29
    listed $129,900
42. 2009-07-29
    listed $129,900

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$976/yr (+$81/mo · 175.0%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,085
• − Mortgage interest: −$15,068
• − Property taxes: −$558
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$7,825
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $3,057/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 — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• Metro: Greenville-Anderson, 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

+107.1% since first listed

29 events — show timeline

• 2026-05-07 Price Changed $269,000 WUMLS
• 2026-03-03 Listed $279,000 WUMLS
• 2015-05-08 Sold (Public Records) $125,000 Public Records
• 2015-04-28 Sold (MLS) $125,000 Greater Greenville MLS
• 2015-04-28 Sold (MLS) $125,000 WUMLS
• 2015-03-25 Contingent — WUMLS
• 2015-03-25 Contingent — Greater Greenville MLS
• 2015-03-24 Relisted — Greater Greenville MLS
• 2015-03-24 Relisted — WUMLS
• 2015-03-19 Contingent — Greater Greenville MLS
• 2015-03-19 Contingent — WUMLS
• 2015-03-04 Listed $129,900 WUMLS
• 2015-03-04 Listed $129,900 Greater Greenville MLS
• 2013-04-09 Sold (Public Records) $113,000 Public Records
• 2013-04-05 Sold (MLS) $113,000 Greater Greenville MLS
• 2013-04-05 Sold (MLS) $113,000 WUMLS
• 2013-03-11 Listing Removed — Greater Greenville MLS
• 2013-03-11 Listing Removed — WUMLS
• 2012-11-06 Listed $124,500 WUMLS
• 2012-11-05 Listed $118,000 Greater Greenville MLS
• 2012-01-27 Sold (MLS) $103,000 Greater Greenville MLS
• 2011-10-29 Listing Removed — Greater Greenville MLS
• 2011-10-06 Listed $99,900 Greater Greenville MLS
• 2009-09-29 Sold (Public Records) $122,700 Public Records
• 2009-09-25 Sold (MLS) $122,700 WUMLS
• 2009-09-24 Sold (MLS) $122,700 Greater Greenville MLS
• 2009-08-24 Listing Removed — Greater Greenville MLS
• 2009-07-29 Listed $129,900 Greater Greenville MLS
• 2009-07-29 Listed $129,900 WUMLS

Property tax history

-2.1%/yr

Latest (2025): $558 · +9.4% YoY. Source: county tax records.