215 Washington St · Clinton, SC 29325-1845

$149,900

2 bd · 1.5 ba · 1,050 sqft · Other · 459 Days on market

Built 1955 0.50 ac lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

Key facts

• Double lot
• New cabinets
• Refreshed bathrooms

Tags

• UPDATED HOME
• DOUBLE LOT
• MODERN KITCHEN
• NEW CABINETS
• REFRESHED BATHROOMS
• NEW ROOF

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking with gravel surface
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; Electric service available
• Home design: Single-story residence; Originally built around 1955; Attic storage; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Front porch; Tilt-out windows; Level lot

Interior

• Kitchen: Kitchen approximately 16 x 9; Dishwasher; Refrigerator; Electric oven/stand-alone electric range; Built-in microwave
• Bedrooms: Primary bedroom on main level with full bath, shower only, and walk-in closet (approximately 15 x 14); Second bedroom on main level (approximately 14 x 9)
• Flooring: Luxury vinyl tile/plank flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric forced-air heating; Central forced cooling
• Interior features: Cable available; Blown ceiling insulation; Solid surface countertops; Laminate countertops; Smoke detector; Walk-in closet
• Laundry & utility: First-floor laundry with walk-in area and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $133k (11.2% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

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: Clinton Elementary (math 41% / reading 38%, grade F, #295 of 597 statewide, top 50%, 383 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: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 459 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 459 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 1955 — 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 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?
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: 0.89% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.4

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: 11.3%
• Equity multiple: 1.64×
• Total profit: $27,026
• Equity at exit: $67,402

10-year hold

• IRR: 13.4%
• Equity multiple: 2.99×
• Total profit: $83,505
• Equity at exit: $103,874

Cash invested: $41,972 (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 29325-1845

• Active inventory: 1
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $142

Break-even live

Break-even rent $1,152

Max offer price $149,900

Occupancy floor 84%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Clay St Clinton, SC	1.0	1.0	700	$808	$1.15	10d	1	0.54mi
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	3d	1	0.58mi
100 Clintion Manor Dr Clinton, SC	1.0–4.0	1.0–2.5	921	$1,265	$1.37	10d	1	1.21mi

Listing history 34 events

1. 2026-06-19
   days on market $149,900 Active 459 DOM
2. 2026-06-18
   days on market $149,900 Active 458 DOM
3. 2026-06-17
   days on market $149,900 Active 457 DOM
4. 2026-06-16
   days on market $149,900 Active 456 DOM
5. 2026-06-15
   days on market $149,900 Active 455 DOM
6. 2026-06-14
   days on market $149,900 Active 453 DOM
7. 2026-06-12
   days on market $149,900 Active 452 DOM
8. 2026-06-09
   days on market $149,900 Active 449 DOM
9. 2026-06-08
   days on market $149,900 Active 448 DOM
10. 2026-06-07
    days on market $149,900 Active 447 DOM
11. 2026-06-07
    days on market $149,900 Active 446 DOM
12. 2026-06-03
    days on market $149,900 Active 443 DOM
13. 2026-06-02
    days on market $149,900 Active 442 DOM
14. 2026-06-01
    days on market $149,900 Active 441 DOM
15. 2026-05-31
    days on market $149,900 Active 440 DOM
16. 2026-05-30
    days on market $149,900 Active 439 DOM
17. 2026-04-30
    status Active 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

18. 2026-04-27
    status Active
19. 2026-02-26
    historical
20. 2025-09-08
    price $149,900

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

21. 2025-09-08
    price $149,900 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

22. 2025-07-21
    price $155,900 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

23. 2025-07-19
    price $155,900
24. 2025-06-01
    price $159,900
25. 2025-05-31
    price $159,900 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

26. 2025-04-03
    price $164,900

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

27. 2025-04-03
    price $164,900 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

28. 2025-02-12
    price $174,900
29. 2025-02-11
    price $174,900 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

30. 2025-01-17
    listed $179,900 Active 1017-char remark

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

31. 2025-01-17
    listed $179,900 Active

    Show marketing remark (1017 chars)

    1/2 ACRE DOUBLE LOT!! Welcome to 215 Washington St, Clinton, SC—a beautifully updated 2-bedroom, 1.5-bath home that combines modern upgrades with unbeatable potential. Situated on a spacious ½-acre double lot, this property is perfect for those looking for a cozy home with room to grow. Step inside to discover just under 1,100 sqft of thoughtfully designed living space, featuring brand-new LVP flooring, a modern kitchen with new cabinets, and refreshed bathrooms that exude style and comfort. Major updates like a new roof, HVAC system, and hot water heater ensure peace of mind for years to come. The additional buildable lot offers endless possibilities: expand your dream home, build a guest house, or create an investment property. Conveniently located near Clinton’s local amenities and downtown, this home blends small-town charm with the potential for big opportunities. Don't miss out—schedule your showing today and explore the possibilities this unique property has to provide!

32. 2023-10-27
    soldstatus $25,000
33. 2020-12-29
    soldstatus $18,000
34. 2020-10-16
    soldstatus $8,500

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$116/yr (+$10/mo · 15.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,977
• − Mortgage interest: −$8,397
• − Property taxes: −$738
• − Insurance: −$750
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,361
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,898/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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1663.5% since first listed

18 events — show timeline

• 2026-04-30 Relisted — SPMLS
• 2026-04-27 Relisted — Greater Greenville MLS
• 2026-02-26 Listing Removed — Greater Greenville MLS
• 2025-09-08 Price Changed $149,900 Greater Greenville MLS
• 2025-09-08 Price Changed $149,900 SPMLS
• 2025-07-21 Price Changed $155,900 SPMLS
• 2025-07-19 Price Changed $155,900 Greater Greenville MLS
• 2025-06-01 Price Changed $159,900 Greater Greenville MLS
• 2025-05-31 Price Changed $159,900 SPMLS
• 2025-04-03 Price Changed $164,900 Greater Greenville MLS
• 2025-04-03 Price Changed $164,900 SPMLS
• 2025-02-12 Price Changed $174,900 Greater Greenville MLS
• 2025-02-11 Price Changed $174,900 SPMLS
• 2025-01-17 Listed $179,900 SPMLS
• 2025-01-17 Listed $179,900 Greater Greenville MLS
• 2023-10-27 Sold (Public Records) $25,000 Public Records
• 2020-12-29 Sold (Public Records) $18,000 Public Records
• 2020-10-16 Sold (Public Records) $8,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $738 · +1.6% YoY. Source: county tax records.