402 Loblolly Dr · Centerville, SC 29625

$199,999

3 bd · 2.5 ba · 1,848 sqft · SingleFamily public records · 71 Days on market

Built 1978 0.51 ac lot Est $270k · 26% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully maintained brick home in Loblolly. Home features a wonderful den with fireplace and a formal dining room that opens to a formal living room. Bedrooms are all nice sizes and all have access to bathrooms ( there is a jack and jill bath between two of the bedrooms. A half bath off the large laundry room is great for guests! There is also a sunroom off the den with a patio and fenced backyard. . Two large workshop type storage buildings ( a his and a hers, both with power). Water could easily be added to the "hers" building and it would make a great mother in law suite or small apartment. Also included is a huge 40 FOOT LONG RV GARAGE!

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1978

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Utilities: Public sewer
• Home design: Single-story home; Brick construction; Architectural shingle roof; Crawlspace foundation; Property is outside city limits; Level lot; Located in a subdivision
• Construction: Built 31–50 years ago; Brick construction; Architectural shingle roof; Crawlspace foundation
• Exterior features: Patio; Yard fenced

Interior

• Kitchen: Dishwasher; Smooth cooktop; Plumbed for ice maker; Eat-in kitchen; Solid surface counters
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms; Jack and Jill bath; Walk-in shower; Low threshold shower
• Interior features: Ceiling fan(s); Fireplace; Jack and Jill bath; Solid surface counters; Walk-in shower; Window treatments; Blinds; Insulated windows; Low threshold shower; Workshop
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $75 ($901/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 $161k (19.7% below list).
• Recommended offer: $161k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Centerville — 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 67/100 on livability (#108 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Anderson 05 (suburban): math 44% / reading 49% proficiency, ranked #20 of 80 in SC (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centerville Elementary (math 41% / reading 41%, grade F, #276 of 597 statewide, top 48%, 620 students, 100% FRL); Westside High (math 53% / reading 75%, grade B-, #92 of 196 statewide, top 48%, 1,769 students, 89% FRL) — zoned schools average 94% FRL vs 52% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 331 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 71 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $55k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,575 (19.7% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 F-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. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $269,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Loblolly Dr	0.00mi	3/2.5	1,870 (+1%)	1mo	$225,000	$120	97
602 Loblolly Dr	0.22mi	3/2.0	1,795 (-3%)	2mo	$262,000	$146	81
1215 Ravenswood Dr	0.36mi	3/2.0	1,834 (-1%)	1mo	$265,000	$144	80
103 Pine Needle Trl	0.09mi	3/2.0	1,680 (-9%)	3mo	$280,000	$167	76
209 Loblolly Dr	0.22mi	3/2.0	2,004 (+8%)	1mo	$245,000	$122	73
642 Hunters Ln	0.20mi	4/2.0 (+1)	1,955 (+6%)	2mo	$259,000	$132	72
510 Hunters Ln	0.41mi	3/2.0	1,924 (+4%)	4mo	$248,000	$129	69
402 Tiffany Dr	0.62mi	3/2.0	1,882 (+2%)	3mo	$290,000	$154	63
100 Featherfilled Ct	0.47mi	4/2.0 (+1)	1,916 (+4%)	4mo	$260,000	$136	61
126 Carling Dr	0.68mi	3/2.0	1,800 (-3%)	2mo	$265,900	$148	60
658 Hunters Ln	0.22mi	3/3.5	1,586 (-14%)	4mo	$245,000	$154	59
204 Bristol Ct	0.60mi	3/2.5	1,991 (+8%)	6mo	$315,000	$158	54

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-31,272
• Equity at exit: $29,821

10-year hold

• IRR: -11.6%
• Equity multiple: 0.37×
• Total profit: $-35,389
• Equity at exit: $17,292

Cash invested: $56,000 (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 29625

• Rents YoY: 0.8%
• Active inventory: 331
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $75

Break-even live

Break-even rent $1,511

Max offer price $199,999

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $132	+0% $75	+5% $19	+10% $-38
Rent	-10% $-52	-5% $12	+0% $75	+5% $139	+10% $202
Rate	-1.0pp $176	-0.5pp $126	base $75	+0.5pp $23	+1.0pp $-29

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   price $199,999
3. 2026-04-27
   status Active
4. 2026-03-21
   historical Active Under Contract
5. 2026-03-06
   price $254,900
6. 2026-02-25
   listed $255,000 Active
7. 2018-07-12
   soldstatus $179,900
8. 2018-07-10
   soldstatus $175,000 Sold 661-char remark

   Show marketing remark (661 chars)

   Wonderfully maintained brick home in Loblolly. Home features a wonderful den with fireplace and a formal dining room that opens to a formal living room. Bedrooms are all nice sizes and all have access to bathrooms ( there is a jack and jill bath between two of the bedrooms. A half bath off the large laundry room is great for guests! There is also a sunroom off the den with a patio and fenced backyard. . Two large workshop type storage buildings ( a his and a hers, both with power). Water could easily be added to the "hers" building and it would make a great mother in law suite or small apartment. Also included is a huge 40 FOOT LONG RV GARAGE!

9. 2018-05-25
   status Pending 661-char remark

   Show marketing remark (661 chars)

   Wonderfully maintained brick home in Loblolly. Home features a wonderful den with fireplace and a formal dining room that opens to a formal living room. Bedrooms are all nice sizes and all have access to bathrooms ( there is a jack and jill bath between two of the bedrooms. A half bath off the large laundry room is great for guests! There is also a sunroom off the den with a patio and fenced backyard. . Two large workshop type storage buildings ( a his and a hers, both with power). Water could easily be added to the "hers" building and it would make a great mother in law suite or small apartment. Also included is a huge 40 FOOT LONG RV GARAGE!

10. 2018-05-11
    listed $179,900 Active 661-char remark

    Show marketing remark (661 chars)

    Wonderfully maintained brick home in Loblolly. Home features a wonderful den with fireplace and a formal dining room that opens to a formal living room. Bedrooms are all nice sizes and all have access to bathrooms ( there is a jack and jill bath between two of the bedrooms. A half bath off the large laundry room is great for guests! There is also a sunroom off the den with a patio and fenced backyard. . Two large workshop type storage buildings ( a his and a hers, both with power). Water could easily be added to the "hers" building and it would make a great mother in law suite or small apartment. Also included is a huge 40 FOOT LONG RV GARAGE!

11. 2005-11-14
    soldstatus $148,000
12. 2005-11-10
    soldstatus $148,000 107-char remark

    Show marketing remark (107 chars)

    40 FOOT LONG RV GARAGE; TWO VERY NICE STORAGE BUILDINGS; HOME HAS MANY UPDATES AND IS VERY WELL MAINTAINED.

13. 2005-09-14
    listed $152,900 107-char remark

    Show marketing remark (107 chars)

    40 FOOT LONG RV GARAGE; TWO VERY NICE STORAGE BUILDINGS; HOME HAS MANY UPDATES AND IS VERY WELL MAINTAINED.

14. 2000-11-10
    soldstatus $117,500
15. 1996-04-04
    soldstatus $63,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$405/yr (+$34/mo · 55.0%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,269
• − Mortgage interest: −$11,203
• − Property taxes: −$735
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,818
• Taxable loss: −$2,571
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,518/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 05
• NCES district ID: 4500900
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $39,718
• Composite: 38.89/100
• National rank: #4098
• State rank: #20 of 80 in SC

Livability — Centerville

• Score: 67/100
• State rank: #108
• US rank: #11094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, SC
• County: Anderson County · 99,076 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 28,012
• Household income: $61,960
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 773.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -186.36%
• Current HPI: 307.3451
• Rent YoY: ▲ 0.75%
• 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

+217.5% since first listed

15 events — show timeline

• 2026-05-09 Pending — WUMLS
• 2026-05-07 Price Changed $199,999 WUMLS
• 2026-04-27 Relisted — WUMLS
• 2026-03-21 Contingent — WUMLS
• 2026-03-06 Price Changed $254,900 WUMLS
• 2026-02-25 Listed $255,000 WUMLS
• 2018-07-12 Sold (Public Records) $179,900 Public Records
• 2018-07-10 Sold (MLS) $175,000 WUMLS
• 2018-05-25 Pending — WUMLS
• 2018-05-11 Listed $179,900 WUMLS
• 2005-11-14 Sold (Public Records) $148,000 Public Records
• 2005-11-10 Sold (MLS) $148,000 WUMLS
• 2005-09-14 Listed $152,900 WUMLS
• 2000-11-10 Sold (Public Records) $117,500 Public Records
• 1996-04-04 Sold (Public Records) $63,000 Public Records

Property tax history

-10.4%/yr

Latest (2025): $735 · -1.0% YoY. Source: county tax records.