300 Betsy St · Iva, SC 29655

$171,000

2 bd · 1.0 ba · 1,177 sqft · Other public records · 244 Days on market

Built 1952 9,583 sqft lot

---

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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LITTLE STARTER HOME ON CORNER LOT, PRICED TO SELL! OR WOULD MAKE WONDERFUL INVESTMENT PROPERTY-WOULD RENT EASILY.

Key facts

• Corner lot
• Public utilities
• 9,583 sq ft lot

Tags

• CORNER LOT
• ZONED FOR COMMERCIAL USE
• PUBLIC UTILITIES
• ACCESS TO PUBLIC WATER
• ACCESS TO PUBLIC SEWER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Over 50 years old
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: City lot; Not in a subdivision

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Crawl space basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $171k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#100 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D.
• Anderson 03 (rural): math 44% / reading 49% proficiency, ranked #22 of 80 in SC (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 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 $1k of loan paydown is wiped out by about $5k 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 244 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $171k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 8.1

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-5,501
• Equity at exit: $25,497

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $23,646
• Equity at exit: $14,785

Cash invested: $47,880 (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 29655

• Home prices YoY: -5.5%
• Active inventory: 105
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$897
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $350

Break-even live

Break-even rent $1,323

Max offer price $171,000

Occupancy floor 75%

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $171,000 Active 244 DOM
2. 2026-06-17
   days on market $171,000 Active 243 DOM
3. 2026-06-16
   days on market $171,000 Active 242 DOM
4. 2026-06-15
   days on market $171,000 Active 241 DOM
5. 2026-06-13
   days on market $171,000 Active 239 DOM
6. 2026-06-13
   days on market $171,000 Active 238 DOM
7. 2026-06-10
   days on market $171,000 Active 236 DOM
8. 2026-06-09
   days on market $171,000 Active 235 DOM
9. 2026-06-08
   days on market $171,000 Active 234 DOM
10. 2026-06-07
    days on market $171,000 Active 233 DOM
11. 2026-06-05
    days on market $171,000 Active 230 DOM
12. 2026-06-03
    days on market $171,000 Active 229 DOM
13. 2026-06-03
    days on market $171,000 Active 228 DOM
14. 2026-06-01
    days on market $171,000 Active 227 DOM
15. 2026-05-31
    days on market $171,000 Active 226 DOM
16. 2026-05-20
    price $171,000
17. 2026-05-19
    status Active
18. 2026-04-25
    status Pending
19. 2026-04-20
    price $173,000
20. 2026-02-18
    price $180,000
21. 2025-09-22
    listed $189,000 Active
22. 2011-03-08
    soldstatus $28,000
23. 2011-03-07
    soldstatus $28,000 119-char remark

    Show marketing remark (119 chars)

    GREAT LITTLE STARTER HOME ON CORNER LOT, PRICED TO SELL! OR WOULD MAKE WONDERFUL INVESTMENT PROPERTY-WOULD RENT EASILY.

24. 2010-08-06
    listed $37,500 119-char remark

    Show marketing remark (119 chars)

    GREAT LITTLE STARTER HOME ON CORNER LOT, PRICED TO SELL! OR WOULD MAKE WONDERFUL INVESTMENT PROPERTY-WOULD RENT EASILY.

25. 2002-09-19
    soldstatus $40,000
26. 2000-04-17
    soldstatus $23,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$53/yr (+$4/mo · 5.8%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,181
• − Mortgage interest: −$9,579
• − Property taxes: −$922
• − Insurance: −$855
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,975
• Taxable income: $1,462
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,844/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 03
• NCES district ID: 4500840
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $35,457
• Composite: 38.48/100
• National rank: #4187
• State rank: #22 of 80 in SC

Livability — Iva

• Score: 67/100
• State rank: #100
• US rank: #10875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iva, SC
• Population (ZIP): 8,078

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 (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 5%
• Common ancestry: Serbian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▼ -15.62%
• Current HPI: 271.1368
• 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

+643.5% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $171,000 WUMLS
• 2026-05-19 Relisted — WUMLS
• 2026-04-25 Pending — WUMLS
• 2026-04-20 Price Changed $173,000 WUMLS
• 2026-02-18 Price Changed $180,000 WUMLS
• 2025-09-22 Listed $189,000 WUMLS
• 2011-03-08 Sold (Public Records) $28,000 Public Records
• 2011-03-07 Sold (MLS) $28,000 WUMLS
• 2010-08-06 Listed $37,500 WUMLS
• 2002-09-19 Sold (Public Records) $40,000 Public Records
• 2000-04-17 Sold (Public Records) $23,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $922 · +5.0% YoY. Source: county tax records.