200 Hayes Rd · Easley, SC 29642

$280,000

4 bd · 5.0 ba · — sqft · MultiFamily · 58 Days on market

Poor condition

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor special! Duplex opportunity with strong potential in a highly desirable location near downtown Easley and major shopping areas. Property features two units: one unit offers the potential to be converted into a 2 beds 2 baths layout, while the second unit is currently configured as a studio. Property requires significant repairs and is being sold as is. Ideal for investors, flippers or live in one unit and rent the other one. Do not enter upstairs unit, no stairs currently in place for access. Deck for downstairs unit is unstable, do not step on it.

Key facts

• Two units
• Duplex opportunity
• 2 parking spots

Tags

• DUPLEX OPPORTUNITY
• HIGHLY DESIRABLE LOCATION
• TWO UNITS

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Paved driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Separate electric utility meters for units
• Home design: 2-story building; Approximate year built unknown; Approximate age unknown
• Construction: Composition shingle roof; Crawl space foundation
• Exterior features: Vinyl siding; Lot dimensions approximately 272 x 46 x 46 x 227 x 98

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 1 bedroom
• Bathrooms: Unit 1: 1 full bath and 1 half bath; Unit 2: 1 full bath
• Heating & cooling: No heating system; No cooling system
• Interior features: Two-unit property

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $280k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive. Per door: $224/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: amenities D, commute 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: Forest Acres Elementary (math 58% / reading 55%, grade C+, #108 of 597 statewide, top 18%, 710 students, 55% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 315 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• At $3,017/mo this rent would consume 46% of the median local household income ($78k/yr) (locally 915% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($272k) 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.

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 $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.7

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-9,625
• Equity at exit: $41,749

10-year hold

• IRR: 8.9%
• Equity multiple: 1.76×
• Total profit: $59,299
• Equity at exit: $24,209

Cash invested: $78,400 (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: 15.5×

Monthly cashflow live

• Estimated rent: $3,017 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $448

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,018
Total (2 units)			$3,017

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Creekside Village Dr Easley, SC	2.0–3.0	2.0	1158	$1,379	$1.19	14d	1	0.40mi
200 Stewart Dr Easley, SC	3.0	1.0–1.5	825	$1,100	$1.33	23d	1	0.57mi
126 Lakeshore Dr Easley, SC	3.0	2.0	1141	$1,875	$1.64	3d	1	0.85mi
110 Pearson Terrace Dr Easley, SC	1.0–3.0	1.0–2.0	1053	$1,374	$1.30	2d	1	0.93mi
209 Springfield Cir Unit A Easley, SC	3.0	2.0	1100	$1,475	$1.34	23d	1	1.24mi
327 Springfield Cir Easley, SC	3.0	2.0	—	$1,750	—	3d	1	1.24mi
300 Duvall St Easley, SC	2.0–3.0	1.0–2.0	1089	$1,573	$1.44	23d	1	1.27mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	11d	1	1.34mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	3d	1	1.34mi
245 Brown Cir Easley, SC	3.0	2.5	1625	$2,000	$1.23	14d	1	1.39mi
101 Brown Cir Easley, SC	3.0	2.5	2049	$2,250	$1.10	3d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $280,000 Active 58 DOM
2. 2026-06-17
   days on market $280,000 Active 57 DOM
3. 2026-06-16
   days on market $280,000 Active 56 DOM
4. 2026-06-15
   days on market $280,000 Active 55 DOM
5. 2026-06-13
   days on market $280,000 Active 53 DOM
6. 2026-06-10
   days on market $280,000 Active 50 DOM
7. 2026-06-09
   days on market $280,000 Active 49 DOM
8. 2026-06-08
   days on market $280,000 Active 48 DOM
9. 2026-06-07
   days on market $280,000 Active 47 DOM
10. 2026-06-05
    days on market $280,000 Active 44 DOM
11. 2026-06-03
    days on market $280,000 Active 43 DOM
12. 2026-06-03
    pricedays on market $280,000 Active 42 DOM
13. 2026-06-01
    days on market $290,000 Active 41 DOM
14. 2026-05-31
    days on market $290,000 Active 40 DOM
15. 2026-04-21
    listed $290,000 Active

    Show marketing remark (563 chars)

    Investor special! Duplex opportunity with strong potential in a highly desirable location near downtown Easley and major shopping areas. Property features two units: one unit offers the potential to be converted into a 2 beds 2 baths layout, while the second unit is currently configured as a studio. Property requires significant repairs and is being sold as is. Ideal for investors, flippers or live in one unit and rent the other one. Do not enter upstairs unit, no stairs currently in place for access. Deck for downstairs unit is unstable, do not step on it.

16. 2026-04-21
    listed $290,000 Active 563-char remark

    Show marketing remark (563 chars)

    Investor special! Duplex opportunity with strong potential in a highly desirable location near downtown Easley and major shopping areas. Property features two units: one unit offers the potential to be converted into a 2 beds 2 baths layout, while the second unit is currently configured as a studio. Property requires significant repairs and is being sold as is. Ideal for investors, flippers or live in one unit and rent the other one. Do not enter upstairs unit, no stairs currently in place for access. Deck for downstairs unit is unstable, do not step on it.

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,204
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,896
• − Management: −$2,896
• − Depreciation: −$8,145
• Taxable income: $982
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $5,145/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant work is needed in the kitchen, bathrooms, exterior, interior walls, roof, windows, foundation, HVAC, and landscaping. The property is currently in a state of disrepair and would benefit greatly from a comprehensive renovation.

Repairs flagged

• Major demolition of kitchen and bathrooms — The kitchen and bathrooms are in the process of being demolished, indicating a major repair is needed.
• Major repair of exterior siding — The exterior siding is in poor condition, indicating a major repair is needed.
• Major repair of interior walls and paint — The interior walls and paint are in poor condition, indicating a major repair is needed.
• Major repair of roof — The roof is in poor condition, indicating a major repair is needed.
• Major repair of windows — The windows are in poor condition, indicating a major repair is needed.
• Major repair of foundation and structure — The foundation and structure are in poor condition, indicating a major repair is needed.
• Major repair of HVAC and mechanical systems — The HVAC and mechanical systems are in poor condition, indicating a major repair is needed.
• Major landscaping and curb appeal — The landscaping and curb appeal are in poor condition, indicating a major repair is needed.

Value-add opportunities

• Both renovation of kitchen and bathrooms — A renovation of the kitchen and bathrooms would significantly increase the resale and rental value of the property.
• Both repair and paint of exterior siding — A repair and paint of the exterior siding would significantly increase the resale and rental value of the property.
• Both repair and paint of interior walls and paint — A repair and paint of the interior walls and paint would significantly increase the resale and rental value of the property.
• Both repair of roof — A repair of the roof would significantly increase the resale and rental value of the property.
• Both repair of windows — A repair of the windows would significantly increase the resale and rental value of the property.
• Both repair of foundation and structure — A repair of the foundation and structure would significantly increase the resale and rental value of the property.
• Both repair of HVAC and mechanical systems — A repair of the HVAC and mechanical systems would significantly increase the resale and rental value of the property.
• Both landscaping and curb appeal — A landscaping and curb appeal would significantly increase the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
demolition of kitchen and bathrooms · The kitchen and bathrooms are in the process of being demolished, indicating a major repair is needed.	Major	$15,000–50,000
repair of exterior siding · The exterior siding is in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
repair of interior walls and paint · The interior walls and paint are in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
repair of roof · The roof is in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
repair of windows · The windows are in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
repair of foundation and structure · The foundation and structure are in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
repair of HVAC and mechanical systems · The HVAC and mechanical systems are in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
landscaping and curb appeal · The landscaping and curb appeal are in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both renovation of kitchen and bathrooms — A renovation of the kitchen and bathrooms would significantly increase the resale and rental value of the property. ↑
• Both repair and paint of exterior siding — A repair and paint of the exterior siding would significantly increase the resale and rental value of the property. ↑
• Both repair and paint of interior walls and paint — A repair and paint of the interior walls and paint would significantly increase the resale and rental value of the property. ↑
• Both repair of roof — A repair of the roof would significantly increase the resale and rental value of the property. ↑
• Both repair of windows — A repair of the windows would significantly increase the resale and rental value of the property. ↑
• Both repair of foundation and structure — A repair of the foundation and structure would significantly increase the resale and rental value of the property. ↑
• Both repair of HVAC and mechanical systems — A repair of the HVAC and mechanical systems would significantly increase the resale and rental value of the property. ↑
• Both landscaping and curb appeal — A landscaping and curb appeal would significantly increase the resale and rental value of the property. ↑

ⓘ 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: 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 — 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

• Census place: Easley, SC
• 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 (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 (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 · 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: ▼ -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

+0.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $290,000 WUMLS
• 2026-04-21 Listed $290,000 Greater Greenville MLS