630 College St · Central, SC 29630

$349,000

4 bd · 3.0 ba · 2,085 sqft · SingleFamily public records

Built 1930 1.90 ac lot Est $375k · 7% under

---

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 +15.3/30.0
• ARV discount +10.7/15.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

5 bedrooms and 2.5 bathrooms. Inside, you will find a bright, flexible layout with hardwood floors on the main level and large rooms perfect for living and entertaining. Step outside to enjoy a screened-in porch and additional open porch areas, ideal for relaxing in this quiet, established neighborhood. Set on a generous lot with a 1.88-acre footprint, the property features a detached garage. This home is ideal for a large family, university employee, or an investor looking for a unique property in the rapidly growing Pickens County/Clemson area.

Key facts

• 1.9 acre lot
• 2 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $294k (15.6% below list).
• Recommended offer: $294k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Central — 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 63/100 on livability (#176 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment 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: Central Academy of The Arts (math 37% / reading 42%, grade F, #295 of 597 statewide, top 50%, 443 students, 100% FRL); R. C. Edwards Middle (math 56% / reading 53%, grade B-, #24 of 229 statewide, top 11%, 840 students, 54% FRL); D. W. Daniel High (math 42% / reading 90%, grade B, #81 of 196 statewide, top 42%, 1,201 students, 47% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• At $2,944/mo this rent would consume 64% of the median local household income ($55k/yr) (locally 803% 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 $10k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $294,409 (15.6% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $375,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Nicholson Dr	0.09mi	4/2.5	2,033 (-2%)	6mo	$325,000	$160	84
19 Sweetgrass St Lot 22	0.23mi	4/3.0	2,295 (+10%)	6mo	$300,000	$131	68
11 Sweetgrass St Lot 18	0.23mi	4/3.0	2,295 (+10%)	7mo	$304,900	$133	67
23 Gateway Dr Lot 50	0.23mi	4/2.0	1,933 (-7%)	8mo	$345,000	$178	67
5 Thunder Trl	0.66mi	4/2.0	1,956 (-6%)	1mo	$367,600	$188	54
45 Halsey St	0.70mi	4/2.5	1,976 (-5%)	3mo	$348,630	$176	54
108 Walnut Trace Ct	0.67mi	4/3.0	2,270 (+9%)	1mo	$533,534	$235	53
5 Thunder Trl Lot 60	0.66mi	4/2.0	1,933 (-7%)	1mo	$367,600	$190	53
37 Halsey St	0.73mi	4/2.5	1,946 (-7%)	2mo	$352,900	$181	51
13 Thunder Trl	0.63mi	4/2.5	1,861 (-11%)	1mo	$334,698	$180	50
403 Wesleyan Dr	0.40mi	3/2.0 (-1)	1,800 (-14%)	7mo	$380,000	$211	44
19 Gateway Dr	0.74mi	4/2.5	1,861 (-11%)	4mo	$313,000	$168	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-48,657
• Equity at exit: $52,037

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-32,440
• Equity at exit: $30,175

Cash invested: $97,720 (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 29630

• Home prices YoY: -15.3%
• Active inventory: 155
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,944 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $125

Break-even live

Break-even rent $2,785

Max offer price $349,000

Occupancy floor 91%

Sensitivity live

Price	-10% $323	-5% $224	+0% $125	+5% $27	+10% $-72
Rent	-10% $-107	-5% $9	+0% $125	+5% $242	+10% $358
Rate	-1.0pp $301	-0.5pp $214	base $125	+0.5pp $35	+1.0pp $-57

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Thunder Trl Central, SC	4.0	2.0	1933	$2,100	$1.09	12d	1	0.67mi
19 Sweetgrass St Central, SC	5.0	3.0	2295	$6,000	$2.61	21d	1	0.82mi

Listing history 7 events

1. 2026-05-11
   listed $349,000
2. 2026-05-11
   historical
3. 2026-05-11
   listed $349,000
4. 2026-05-11
   historical
5. 2024-02-04
   historical $1,725
6. 2024-01-12
   price $1,725
7. 2023-12-20
   listed $1,750

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $2,699 · $225/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,329
• − Mortgage interest: −$19,549
• − Property taxes: −$2,699
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,826
• − Management: −$2,826
• − Depreciation: −$10,153
• Taxable loss: −$4,470
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $2,576/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: 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 — Central

• Score: 63/100
• State rank: #176
• US rank: #15558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickens County · 102,825 people
• City population: 15,982
• Metro: Greenville-Anderson, SC
• Population (ZIP): 15,982
• Household income: $55,264
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 803.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -53.24%
• Current HPI: 293.5998
• Rent YoY: —
• 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

+19842.9% since first listed

7 events — show timeline

• 2026-05-11 Listing Removed — Greater Greenville MLS
• 2026-05-11 Listed $349,000 Greater Greenville MLS
• 2026-05-11 Listing Removed — WUMLS
• 2026-05-11 Listed $349,000 WUMLS
• 2024-02-04 Rental Removed $1,725 BUILDIUM
• 2024-01-12 Price Changed $1,725 BUILDIUM
• 2023-12-20 Listed for Rent $1,750 BUILDIUM

Property tax history

+15.8%/yr

Latest (2025): $2,699 · +7.5% YoY. Source: county tax records.