9 Langley St · Pelzer, SC 29669

$165,000

2 bd · 1.0 ba · 1,358 sqft · Other public records · 5 Days on market

0.30 ac lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step back in time and discover the charm of this well-loved home nestled within Pelzer city limits. Full of character, this 2-bedroom, 1-bath gem offers the perfect opportunity for buyers looking for an affordable place to call home while adding their own personal touches over time. Inside, you'll find a dedicated dining room, a spacious laundry room with abundant flex space for a home office, hobby area, or additional storage, and a kitchen featuring beautiful solid wood cabinetry built to stand the test of time. Original details throughout the home create a warm sense of nostalgia. Enjoy quiet mornings on the rocking chair front porch, entertain friends and family on the expansive back de

Key facts

• Solid wood cabinetry
• Expansive back deck
• 0.3 acre lot

Tags

• DEDICATED DINING ROOM
• SPACIOUS LAUNDRY ROOM
• SOLID WOOD CABINETRY
• ROCKING CHAIR FRONT PORCH
• EXPANSIVE BACK DECK
• LARGE FENCED BACKYARD

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached carport for 2 cars; Paved driveway (concrete)
• Utilities: Public water; Electric water heater; Septic sewer; Public garbage pickup; Electric service available
• Home design: Single-story residence; Vinyl siding exterior; Architectural roof; Crawl space foundation; Lead-based paint discovery required
• Construction: Vinyl siding construction; Architectural shingle roof; Crawl space foundation; Approximate age: unknown
• Exterior features: Front porch; Deck; Some storm doors; Fenced yard; Gently sloped lot; Detached outbuilding with electricity

Interior

• Kitchen: 19 x 9 kitchen; Smooth electric cooktop; Electric oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on main level with walk-in closet and multiple closets (approx. 13 x 15); Second bedroom on main level (approx. 11 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Hot water heat; Propane gas available; Electric heating components; Central forced cooling (electric)
• Interior features: Smooth ceilings; Solid surface countertops; Walk-in closet; Freestanding fireplace
• Laundry & utility: First-floor laundry with washer connection and walk-in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-34 ($-411/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (15.2% below list).
• Recommended offer: $140k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#42 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Pelzer Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 362 students, 86% FRL) — zoned schools average 86% FRL vs 35% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 59% district-wide (-14 pts) — the specific schools serving this property underperform the Anderson 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $165k implies a 279% gain — meaningful room to come down on a strong offer.

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 $140,000 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.8

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-28,899
• Equity at exit: $24,602

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-27,890
• Equity at exit: $14,266

Cash invested: $46,200 (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 29669

• Home prices YoY: -18.9%
• Active inventory: 112
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-34

Break-even live

Break-even rent $1,443

Max offer price $160,040

Occupancy floor 97%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Adger St Pelzer, SC	3.0	1.0	1350	$1,400	$1.04	14d	1	0.69mi

Listing history 5 events

1. 2026-06-18
   days on market $165,000 Active 5 DOM
2. 2026-06-17
   days on market $165,000 Active 4 DOM
3. 2026-06-16
   days on market $165,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $165,000 Active 2 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,800
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,800
• Taxable loss: −$3,231
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $364/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 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

Livability — Pelzer

• Score: 73/100
• State rank: #42
• US rank: #5453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pelzer, SC
• Population (ZIP): 14,712

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 4% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -61.21%
• Current HPI: 261.8165
• 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

+279.3% since first listed

2 events — show timeline

• 2026-06-13 Listed $165,000 Greater Greenville MLS
• 1993-11-01 Sold (Public Records) $43,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $40 · +0.0% YoY. Source: county tax records.