123 Terri Acres · Easley, SC 29642

$387,900

5 bd · 4.0 ba · 2,995 sqft · Land · 48 Days on market

Built 2026 8,276 sqft lot $39/mo HOA · 2% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! The Johnson's kitchen and open-concept living area are perfect for entertaining. Flex space on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs. Now selling in Easley. Maxwell Commons will feature fabulous energy-efficient floorplans with open designs, fireplaces, and flex spaces to suit your lifestyle. Enjoy shopping and dining in downtown Easley or spend the day outdoors at nearby parks such as Nalley Brown Nature Park. With clear pricing and an easier buying process, Maxwell Commons offers a simple, more affordable way into the home of your dreams. Contact a Sales Counselor today. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Large loft
• Flex space
• Nearby parks

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT LIVING AREA
• FLEX SPACE
• LARGE LOFT
• SHOPPING AND DINING
• NEARBY PARKS

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area insurance; Community playground

Exterior

• Parking: Attached 2-car garage; Paved driveway; Garage provides storage space
• Utilities: Public water; Public sewer; Electric service; Private garbage pickup
• Home design: Two-story single-family home; Model: Johnson; New construction (approx. 2026)
• Construction: Vinyl siding exterior; Architectural roof; Slab foundation; Built by Meritage Homes
• Exterior features: Patio; Level lot; Approximate lot dimensions 60 x 125

Interior

• Kitchen: Kitchen approximately 13 x 9; Dishwasher; Stand-alone gas range; Built-in microwave; Refrigerator; Solid surface countertops; Adjacent dining area (approx. 10 x 13)
• Bedrooms: Primary bedroom with double sinks, full bath with shower (no tub), and walk-in closet; Bedroom sizes: Primary 16 x 14; Bedroom 2: 11 x 12; Bedroom 3: 11 x 11; Bedroom 4: 10 x 12; Bedroom 5: 11 x 13; One bedroom located on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Four full bathrooms total; One full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central forced electric cooling; Tankless water heater
• Interior features: Attic stairs (disappearing); 9+ ft smooth ceilings; Open floor plan; Solid surface countertops; Walk-in pantry; Walk-in closet; Gas-log fireplace (1)
• Laundry & utility: Laundry on 2nd floor with walk-in laundry area; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $388k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (40.1% below list).
• Recommended offer: $232k (40.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 4.0% in Easley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, commute 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: Hunt Meadows Elementary (math 61% / reading 54%, grade C+, #99 of 597 statewide, top 17%, 574 students, 47% FRL); Wren Middle (math 54% / reading 59%, grade B, #21 of 229 statewide, top 9%, 973 students, 46% FRL); Wren High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,202 students, 40% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 321 active listings in the ZIP; solid renter incomes; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($78k/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 $3k of loan paydown is wiped out by about $12k 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 48 days — a 3% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 3 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 $232,162 (40.1% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.60% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 13.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.19×
• Total profit: $-87,862
• Equity at exit: $57,837

10-year hold

• IRR: -13.6%
• Equity multiple: 0.15×
• Total profit: $-92,679
• Equity at exit: $33,539

Cash invested: $108,612 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 321
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$2,034
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$162
• HOA: −$39
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-476

Break-even live

Break-even rent $2,924

Max offer price $303,836

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-366	+0% $-476	+5% $-586	+10% $-695
Rent	-10% $-659	-5% $-568	+0% $-476	+5% $-384	+10% $-292
Rate	-1.0pp $-281	-0.5pp $-377	base $-476	+0.5pp $-576	+1.0pp $-679

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: $96,975
• Closing costs: $11,637
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 24 events

1. 2026-06-21
   days on market $387,900 Active 48 DOM
2. 2026-06-18
   days on market $387,900 Active 45 DOM
3. 2026-06-17
   days on market $387,900 Active 44 DOM
4. 2026-06-16
   days on market $387,900 Active 43 DOM
5. 2026-06-15
   days on market $387,900 Active 42 DOM
6. 2026-06-13
   days on market $387,900 Active 40 DOM
7. 2026-06-10
   days on market $387,900 Active 37 DOM
8. 2026-06-09
   pricedays on market $387,900 Active 36 DOM
9. 2026-06-08
   days on market $389,900 Active 35 DOM
10. 2026-06-07
    days on market $389,900 Active 34 DOM
11. 2026-06-03
    days on market $389,900 Active 30 DOM
12. 2026-06-03
    days on market $389,900 Active 29 DOM
13. 2026-06-01
    days on market $389,900 Active 28 DOM
14. 2026-05-31
    days on market $389,900 Active 27 DOM
15. 2026-05-12
    price $389,900 843-char remark

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

16. 2026-05-12
    price $389,900 219-char remark

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

17. 2026-05-12
    price $389,900

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

18. 2026-05-08
    price $399,900 219-char remark

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

19. 2026-05-08
    price $399,900

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

20. 2026-05-07
    price $399,900 843-char remark

    Show marketing remark (843 chars)

    Brand new, energy-efficient home available NOW! The Johnson's kitchen and open-concept living area are perfect for entertaining. Flex space on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs. Now selling in Easley. Maxwell Commons will feature fabulous energy-efficient floorplans with open designs, fireplaces, and flex spaces to suit your lifestyle. Enjoy shopping and dining in downtown Easley or spend the day outdoors at nearby parks such as Nalley Brown Nature Park. With clear pricing and an easier buying process, Maxwell Commons offers a simple, more affordable way into the home of your dreams. Contact a Sales Counselor today. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

21. 2026-05-04
    listed $404,900 Active 843-char remark

    Show marketing remark (843 chars)

    Brand new, energy-efficient home available NOW! The Johnson's kitchen and open-concept living area are perfect for entertaining. Flex space on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs. Now selling in Easley. Maxwell Commons will feature fabulous energy-efficient floorplans with open designs, fireplaces, and flex spaces to suit your lifestyle. Enjoy shopping and dining in downtown Easley or spend the day outdoors at nearby parks such as Nalley Brown Nature Park. With clear pricing and an easier buying process, Maxwell Commons offers a simple, more affordable way into the home of your dreams. Contact a Sales Counselor today. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

22. 2026-05-04
    listed $404,900 Active

    Show marketing remark (843 chars)

    Brand new, energy-efficient home available NOW! The Johnson's kitchen and open-concept living area are perfect for entertaining. Flex space on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs. Now selling in Easley. Maxwell Commons will feature fabulous energy-efficient floorplans with open designs, fireplaces, and flex spaces to suit your lifestyle. Enjoy shopping and dining in downtown Easley or spend the day outdoors at nearby parks such as Nalley Brown Nature Park. With clear pricing and an easier buying process, Maxwell Commons offers a simple, more affordable way into the home of your dreams. Contact a Sales Counselor today. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

23. 2026-05-01
    price $404,900 219-char remark

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

24. 2026-04-23
    listed $409,900 Active 219-char remark

    Show marketing remark (219 chars)

    The Johnson's impressive two-story foyer gives way to the gourmet kitchen and open-concept living area. Two flex spaces on the main level, plus a large loft upstairs, allow you to customize the layout to fit your needs.

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$1,309/yr (+$109/mo · 145.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,859
• − Mortgage interest: −$21,728
• − Property taxes: −$902
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − HOA: −$468
• − Depreciation: −$11,284
• Taxable loss: −$12,920
• Est. tax savings @ 24.0%: +$3,101
• After-tax cash flow: $-2,610/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 — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• 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

-4.9% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $389,900 WUMLS
• 2026-05-12 Price Changed $389,900 Zillow
• 2026-05-12 Price Changed $389,900 Greater Greenville MLS
• 2026-05-08 Price Changed $399,900 Zillow
• 2026-05-08 Price Changed $399,900 Greater Greenville MLS
• 2026-05-07 Price Changed $399,900 WUMLS
• 2026-05-04 Listed $404,900 Greater Greenville MLS
• 2026-05-04 Listed $404,900 WUMLS
• 2026-05-01 Price Changed $404,900 Zillow
• 2026-04-23 Listed $409,900 Zillow