Is 22 Lone Cypress St in Travelers Rest, SC a good investment?

CashFlowRE grades it D- with a 4.4% cap rate and $-433/mo modeled cash flow at a $269,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 22 Lone Cypress St?

The modeled cap rate is 4.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,814/month, from CashFlowRE's rent model.

D- Composite 38.54

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).

ARV discount +14.0/15.0
Cash flow +6.7/30.0
Schools +5.1/10.0
Condition / age +4.0/5.0
Livability +3.7/5.0
Rent growth +2.5/5.0
1% rule +1.7/10.0
DSCR +0.9/10.0
Appreciation +0.0/10.0

$269,990

22 Lone Cypress St · Travelers Rest, SC 29690

3 bd · 2.5 ba · 1,443 sqft · SingleFamily · 118 Days on market

Built 2026 Good condition 1-car garage $187/sqft · 14% below area Est $315k · 14% under ↓ 4% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Now offering NterNow access, no need to wait. Tour at your convenience today. The Rutledge at 22 Lone Cypress, a thoughtfully designed townhome, featuring 3 Bedrooms/ 2.5 Bathrooms, and a one-car garage. It has an open-concept layout to enjoy entertaining, allowing a friendly inclusive atmosphere. As you enter the home, the foyer entry leads into a spacious kitchen overlooking the family living space with large windows providing lots of natural light. The glass door connects the interior to the outdoor living space with ease. The kitchen is designed for both function and style featuring an island, granite countertops, ample cabinet space, appliances, and a convenient pantry.

Key facts

Spacious kitchen
Ample cabinet space
Convenient pantry

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $270k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $207k (23.2% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (32.8% below list).
Recommended offer: $181k (32.8% below list) — sets the bar for 1% rule.
Cap rate 4.4% vs local median 2.2% in Travelers Rest — 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 73/100 on livability (#41 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, amenities B+; Watch: commute F, employment F.
Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Gateway Elementary (math 57% / reading 55%, grade C+, #109 of 597 statewide, top 19%, 663 students, 62% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 476 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
This rent runs 31% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 118 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
4 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.

Recommended offer $181,413 (32.8% below list)

Questions for the listing agent

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?
It's been on market 118 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.67% ✗
Cap rate: 4.37%
Cash-on-cash: -6.87%
DSCR: 0.69
GRM: 12.4

CMA / ARV

ARV (median comp): $315,444
List price: $269,990
Delta: -14.41%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Pecan Grove Ct	0.74mi	3/2.0	1,440 (-0%)	8mo	$285,000	$198	56
30 Brockman Hill Rd	0.43mi	3/2.0	1,323 (-8%)	18mo	$299,000	$226	49
142 Midwood Rd	0.95mi	3/2.0	1,360 (-6%)	8mo	$317,000	$233	47
149 Midwood Rd	0.93mi	3/2.0	1,490 (+3%)	17mo	$337,000	$226	43
113 Midwood Rd	1.07mi	4/2.0 (+1)	1,260 (-13%)	2mo	$355,000	$282	35
308 Southcreek Dr	0.80mi	3/2.0	1,337 (-7%)	21mo	$326,500	$244	33
10 N Rockview Dr	0.92mi	3/2.5	1,638 (+14%)	12mo	$364,900	$223	32
105 Northcliff Way	0.51mi	3/2.0	1,638 (+14%)	24mo	$415,000	$253	32
98 Stella Ave	0.99mi	2/2.0 (-1)	1,164 (-19%)	4mo	$296,520	$255	29
202 Southcreek Dr	0.72mi	3/2.0	1,200 (-17%)	19mo	$274,454	$229	24

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: -28.2%
Equity multiple: 0.06×
Total profit: $-71,280
Equity at exit: $40,256

10-year hold

IRR: -27.2%
Equity multiple: -0.29×
Total profit: $-97,443
Equity at exit: $23,344

Cash invested: $75,597 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 3 active
Months of supply: 18.0 mo (6%/mo absorbed)
Median asking: $294,570 ($204/sqft)
Median days on market: 105 d
This list price: 33% of active listings are priced below it
ARV vs active asking: +7.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29690

Home prices YoY: -32.6%
Active inventory: 476
Price-to-rent: 12.4×

Monthly cashflow live

Estimated rent: $1,814 high interval (Pro) →
Mortgage (P&I): −$1,416
Tax est. 1.5%: −$337 /mo · $4,050/yr
Insurance: −$112
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$381
Net cashflow: $-433

Break-even live

Break-even rent $2,362

Max offer price $207,381

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-339	+0% $-433	+5% $-526	+10% $-619
Rent	-10% $-576	-5% $-504	+0% $-433	+5% $-361	+10% $-289
Rate	-1.0pp $-297	-0.5pp $-364	base $-433	+0.5pp $-503	+1.0pp $-574

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: $67,498
Closing costs: $8,100
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Lone Cypress St Travelers Rest, SC	3.0	2.5	1443	$1,995	$1.38	85d	1	0.02mi
408 Couchell Pl Travelers Rest, SC	3.0	3.0	1750	$1,650	$0.94	119d	1	0.64mi
1 Trakas Ct Travelers Rest, SC	3.0	2.5	1520	$1,875	$1.23	119d	1	0.71mi
7 Trakas Ct Travelers Rest, SC	3.0	2.5	1520	$1,700	$1.12	7d	1	0.72mi
44 Regent Dr Greenville, SC	3.0	2.0	1468	$1,850	$1.26	9d	1	0.82mi
405 Old Buncombe Rd Travelers Rest, SC	2.0	1.0	875	$1,150	$1.31	99d	5	0.84mi
405 Old Buncombe Rd Travelers Rest, SC	2.0	1.0	935	$1,200	$1.28	0d	2	0.84mi
125 Pinestone Dr Travelers Rest, SC	1.0–3.0	1.0–2.0	1243	$2,550	$2.05	0d	30	1.00mi
108 S Rockview Dr Greenville, SC	2.0	1.0	1216	$1,525	$1.25	119d	1	1.03mi
412 McElhaney Rd Unit 10 Travelers Rest, SC	2.0	1.0	995	$995	$1.00	9d	1	1.25mi
412 McElhaney Rd Unit 10 Travelers Rest, SC	2.0	1.0	995	$985	$0.99	5d	1	1.25mi
412 McElhaney Rd Lot 4 Travelers Rest, SC	2.0	2.0	1150	$995	$0.87	99d	1	1.26mi
412 McElhaney Rd Unit 12 Travelers Rest, SC	3.0	2.0	1150	$1,069	$0.93	99d	1	1.26mi
412 McElhaney Rd Lot 4 Travelers Rest, SC	2.0	2.0	1150	$995	$0.87	119d	1	1.26mi
412 McElhaney Rd Unit 12 Travelers Rest, SC	3.0	2.0	1150	$1,069	$0.93	119d	1	1.26mi
412 McElhaney Rd Unit 8 Travelers Rest, SC	3.0	2.0	980	$1,069	$1.09	9d	1	1.27mi
21 Rimmon Trl Travelers Rest, SC	2.0	1.5	1100	$1,295	$1.18	78d	1	1.32mi

Property features AI

Finance

HOA & community: Homeowners association presentHOA covers exterior maintenance, lawn maintenance, street lights, trash service, and enforces bylaws and restrictive covenants

Exterior

Parking: Attached 1-car garagePaved concrete driveway
Utilities: Public waterGas water heaterPublic sewerElectric service
Home design: Two-story houseModel: RutledgeUnder construction (estimated completion end of 2025)Built by Smith Douglas Homes
Construction: Vinyl siding exteriorComposition shingle roofSlab foundationAttic and garage storage
Exterior features: PatioSidewalkUnderground utilitiesLawn maintenance (community/HOA)

Interior

Kitchen: Cooktop (smooth, electric)Electric ovenBuilt-in microwaveDishwasherDisposalPantry
Bedrooms: Primary suite on 2nd floor with double sink, full bath, separate shower, and walk-in closetSecond bedroom approximately 10 x 9Third bedroom approximately 11 x 9Primary bedroom approximately 14 x 11
Flooring: CarpetLuxury vinyl tile/plank
Bathrooms: Two full bathroomsOne half bathroom
Heating & cooling: Natural gas heatingCentral forced electric cooling
Interior features: Attic stairs (disappearing)9+ ft smooth ceilingsGranite countertopsOpen floor planPantry closetWalk-in closet
Laundry & utility: Laundry on 2nd floorWasher connectionDryer electric hookup

Listing history 50 events

2026-09-24

days on market $269,990 Active 118 DOM
2026-09-23

days on market $269,990 Active 117 DOM
2026-09-22

days on market $269,990 Active 116 DOM
2026-09-21

days on market $269,990 Active 115 DOM
2026-09-20

days on market $269,990 Active 114 DOM
2026-09-19

days on market $269,990 Active 113 DOM
2026-09-18

statusdays on marketlisting id $269,990 Active 112 DOM
2026-08-28

status $269,990 Pending 48 DOM
2026-08-27

days on market $269,990 Active 48 DOM
2026-08-25

days on market $269,990 Active 46 DOM
2026-08-24

days on market $269,990 Active 45 DOM
2026-08-23

days on market $269,990 Active 44 DOM
2026-08-22

days on market $269,990 Active 43 DOM
2026-08-21

days on market $269,990 Active 42 DOM
2026-08-20

days on market $269,990 Active 41 DOM
2026-08-19

days on market $269,990 Active 40 DOM
2026-08-18

days on market $269,990 Active 39 DOM
2026-08-17

days on market $269,990 Active 38 DOM
2026-08-16

days on market $269,990 Active 37 DOM
2026-08-15

days on market $269,990 Active 36 DOM
2026-08-15

days on market $269,990 Active 35 DOM
2026-08-13

days on market $269,990 Active 34 DOM
2026-08-12

days on market $269,990 Active 33 DOM
2026-08-11

days on market $269,990 Active 32 DOM
2026-08-10

days on market $269,990 Active 31 DOM
2026-08-09

days on market $269,990 Active 30 DOM
2026-08-08

days on market $269,990 Active 29 DOM
2026-08-07

days on market $269,990 Active 28 DOM
2026-08-06

days on market $269,990 Active 27 DOM
2026-08-05

days on market $269,990 Active 26 DOM
2026-08-04

pricedays on market $269,990 Active 25 DOM
2026-08-03

days on market $272,990 Active 24 DOM
2026-07-31

days on market $272,990 Active 21 DOM
2026-07-30

days on market $272,990 Active 20 DOM
2026-07-30

days on market $272,990 Active 19 DOM
2026-07-28

pricedays on market $272,990 Active 18 DOM
2026-07-26

days on market $277,990 Active 16 DOM
2026-07-25

days on market $277,990 Active 15 DOM
2026-07-24

days on market $277,990 Active 14 DOM
2026-07-23

days on market $277,990 Active 13 DOM
2026-07-22

days on market $277,990 Active 12 DOM
2026-07-21

days on market $277,990 Active 11 DOM
2026-07-20

days on market $277,990 Active 10 DOM
2026-07-19

days on market $277,990 Active 8 DOM
2026-07-18

pricedays on market $277,990 Active 7 DOM
2026-07-16

days on market $274,990 Active 6 DOM
2026-07-15

status $274,990 Active 5 DOM
2026-06-08

statusdays on market $274,990 Pending 5 DOM
2026-06-07

days on market $274,990 Active 4 DOM
2026-06-03

days on marketlisting id $274,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $21,770
− Mortgage interest: −$15,124
− Property taxes: −$4,050
− Insurance: −$1,350
− Repairs & maintenance: −$1,742
− Management: −$1,742
− Depreciation: −$7,854
Taxable loss: −$10,091

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,422
After-tax cash flow: $-2,770/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 · 6 photos

Good 80/100 None rehab

This well-maintained townhome is in excellent condition with a good condition score of 80. It offers a modern kitchen, spacious living areas, and a well-maintained exterior. The home is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
Both Adding smart home features — Smart home features can increase the home's appeal and market value. ↑
Both Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers and renters. ↑
Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/tenants. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Gateway Elementary C+ SC #109/597 Nat'l #9,382/41,679 Middle Northwest Middle F SC #128/229 Nat'l #8,646/14,009 High Travelers Rest High B- SC #89/196 Nat'l #2,821/17,239

Schools (NCES district)

District: Greenville 01
NCES district ID: 4502310
Math proficiency: 44% ▼ -10.00%
Reading proficiency: 54% ▼ -2.00%
Median HH income: $49,596
Composite: 41.88/100
National rank: #3370
State rank: #10 of 80 in SC

B Composite livability gradescore 73/100

Livability — Travelers Rest

Score: 73/100
State rank: #41
US rank: #5283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Greenville County · 574,580 people
City population: 26,358
Metro: Greenville-Anderson, SC
Population (ZIP): 26,358
Household income: $69,956
Rent vs Own: 18.7% rent · 81.3% own
Severe rent burden: 13% of renters

Population outlook (Greenville County) Hauer SSP2

Today (2025): 574,580 people
By 2030: 615,615 · +7.1%
By 2040: 695,373 · +21.0%
By 2050: 769,367 · +33.9%
By 2075: 933,296 · +62.4%
By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (82%)
Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5% Asian 1%
Hispanic origin (detail): Mexican 2%
Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
Foreign-born: 4% · Canada
Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Greenville

2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -119.30%
Current HPI: 246.9974
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
#370 Sonoco Products Hartsville $6.8B

Price history

-3.9% since first listed

12 events — show timeline

2026-06-08 Pending — Greater Greenville MLS
2026-06-03 Listed $274,990 Greater Greenville MLS
2026-06-02 Listing Removed — Greater Greenville MLS
2026-05-19 Price Changed $274,990 Greater Greenville MLS
2026-05-08 Price Changed $279,990 Greater Greenville MLS
2026-04-29 Price Changed $282,990 Greater Greenville MLS
2026-04-21 Relisted — Greater Greenville MLS
2026-03-30 Pending — Greater Greenville MLS
2026-03-13 Price Changed $283,990 Greater Greenville MLS
2026-02-24 Listing Removed — Greater Greenville MLS
2026-02-24 Listed $286,165 Greater Greenville MLS
2025-12-01 Listed $286,165 Greater Greenville MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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