19 Geer St · Belton, SC 29627

$110,000

2 bd · 1.0 ba · 856 sqft · Other public records · 35 Days on market

---

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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming mill-style home in the heart of Belton! This 2-bedroom, 1-bath home is in fantastic condition and waiting for its new owners! Tons ofnatural light throughout and the front porch is perfect for morning coffee or relaxing evenings. Nestled on a quiet street, this home offers theperfect small-town feel while being just minutes from downtown Belton’s local shops, boutiques, and restaurants. Anderson University and Tri-County Technical College are both less than 20 minutes away. Extra peace of mind with newer HVAC and water heater, both installed in 2019.The storage building in the backyard with property, offering extra space for storage, hobbies, or tools. Whether you’re looking for the perfectplace to call home or a great investment opportunity, this property has so much to offer!

Key facts

• Mill-style home
• Quiet street
• Front porch

Tags

• MILL-STYLE HOME
• FRONT PORCH
• QUIET STREET
• STORAGE BUILDING
• NEWER HVAC
• NEWER WATER HEATER

Property features AI

Finance

• Other: Lead-based paint and residential property disclosure required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story residential property; 31–50 years old; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Front porch; Screened porch; Level lot; Approximate lot dimensions 79 x 87; Lot size half acre or less; Outbuilding for storage

Interior

• Kitchen: Kitchen (15 x 8)
• Bedrooms: Primary bedroom on main level (15 x 13); Second bedroom on main level (13 x 8); Two bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on main level
• Heating & cooling: Electric heating; Heat pump cooling; Electric water heater
• Interior features: Laminate countertops; One masonry fireplace
• Laundry & utility: First-floor laundry with walk-in area, washer connection, and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in Belton — 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 (#32 in SC, #4,723 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: commute F, employment F.
• Anderson 02 (rural): math 46% / reading 52% proficiency, ranked #16 of 80 in SC (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Primary (452 students, 100% FRL) — zoned schools average 100% FRL vs 46% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.9

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,078
• Equity at exit: $16,401

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $16,236
• Equity at exit: $9,511

Cash invested: $30,800 (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 29627

• Home prices YoY: -1.3%
• Active inventory: 134
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $232

Break-even live

Break-even rent $872

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $294	-5% $263	+0% $232	+5% $201	+10% $170
Rent	-10% $140	-5% $186	+0% $232	+5% $278	+10% $324
Rate	-1.0pp $287	-0.5pp $260	base $232	+0.5pp $203	+1.0pp $174

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-13
   days on market $110,000 Active 30 DOM
6. 2026-06-10
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 26 DOM
8. 2026-06-08
   days on market $110,000 Active 25 DOM
9. 2026-06-07
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    pricedays on market $110,000 Active 19 DOM
13. 2026-06-01
    days on market $125,000 Active 18 DOM
14. 2026-05-31
    days on market $125,000 Active 17 DOM
15. 2026-05-14
    listed $125,000 Active

    Show marketing remark (809 chars)

    Charming mill-style home in the heart of Belton! This 2-bedroom, 1-bath home is in fantastic condition and waiting for its new owners! Tons ofnatural light throughout and the front porch is perfect for morning coffee or relaxing evenings. Nestled on a quiet street, this home offers theperfect small-town feel while being just minutes from downtown Belton’s local shops, boutiques, and restaurants. Anderson University and Tri-County Technical College are both less than 20 minutes away. Extra peace of mind with newer HVAC and water heater, both installed in 2019.The storage building in the backyard with property, offering extra space for storage, hobbies, or tools. Whether you’re looking for the perfectplace to call home or a great investment opportunity, this property has so much to offer!

16. 2026-05-14
    listed $125,000 Active 809-char remark

    Show marketing remark (809 chars)

    Charming mill-style home in the heart of Belton! This 2-bedroom, 1-bath home is in fantastic condition and waiting for its new owners! Tons ofnatural light throughout and the front porch is perfect for morning coffee or relaxing evenings. Nestled on a quiet street, this home offers theperfect small-town feel while being just minutes from downtown Belton’s local shops, boutiques, and restaurants. Anderson University and Tri-County Technical College are both less than 20 minutes away. Extra peace of mind with newer HVAC and water heater, both installed in 2019.The storage building in the backyard with property, offering extra space for storage, hobbies, or tools. Whether you’re looking for the perfectplace to call home or a great investment opportunity, this property has so much to offer!

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,983
• − Mortgage interest: −$6,162
• − Property taxes: −$791
• − Insurance: −$550
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,200
• Taxable income: $1,043
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,533/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 02
• NCES district ID: 4500810
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $38,940
• Composite: 40.88/100
• National rank: #3623
• State rank: #16 of 80 in SC

Livability — Belton

• Score: 74/100
• State rank: #32
• US rank: #4723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belton, SC
• City population: 16,518
• Population (ZIP): 16,518

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 (83%)
• Race & ethnicity: White 83% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 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: ▼ -4.78%
• Current HPI: 355.0273
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $125,000 WUMLS
• 2026-05-14 Listed $125,000 Greater Greenville MLS

Property tax history

+28.2%/yr

Latest (2025): $791 · +10.3% YoY. Source: county tax records.