303 Front St · Easley, SC 29640

$130,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 3 Days on market

Built 1920 5,662 sqft lot Est $212k · 39% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor/Fixer Upper special! This 1920 mill house has enough character to wow any potential buyer. This property is a family home that needs some TLC. Nestled near the heart of downtown Easley, this is your chance to get in while the getting is good. Home values well above $200k surround this diamond in the rough. Poised for another boom, Easley is growing faster than a weed and this is your chance to become a part of it before it outprices your pockets. Come take a look at all this little bungalow can be. From the covered front porch to the private deck in your own back yard, this promises to make someone a wonderful little place to call home. This property is being sold as-is and is pric

Key facts

• Covered front porch
• Private deck
• 5,662 sq ft lot

Tags

• COVERED FRONT PORCH
• PRIVATE DECK

Property features AI

Finance

• Other: Lead-based paint disclosure required
• HOA & community: No HOA fees; Some sidewalks in the community

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story home; Built around 1920; Outbuilding for storage; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Front porch; Deck; Some storm doors; Fenced yard; Level lot; Sidewalk; Some trees

Interior

• Kitchen: Kitchen approx. 12 x 13; Dishwasher; Electric freestanding range; Range hood
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on main level with multiple closets; Primary bedroom approx. 14 x 14; Second bedroom approx. 9 x 13
• Flooring: Hardwood; Vinyl; Other (see remarks)
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Central forced cooling (electric)
• Interior features: Cable available; Ceiling fan; Laminate countertops; No fireplace
• Laundry & utility: Laundry on first floor in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.3% vs local median 4.0% in Easley — 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 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.
• 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: East End Elementary (math 54% / reading 49%, grade C-, #155 of 597 statewide, top 26%, 574 students, 78% FRL) — zoned schools average 78% FRL vs 42% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $130k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $130,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 1.17% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $212,436
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Grant St	0.48mi	2/1.0 (-1)	1,103 (-2%)	4mo	$177,500	$161	66
202 Barton St	0.19mi	3/1.0	1,279 (+14%)	5mo	$190,000	$149	64
203 Phillips Ave	0.57mi	3/2.0	1,116 (-1%)	8mo	$205,000	$184	61
103 Buddin St	0.71mi	3/1.0	1,090 (-3%)	15mo	$155,000	$142	49
101 S D St	0.38mi	3/2.0	1,259 (+12%)	13mo	$217,000	$172	48
726 Saluda Dam Rd	0.55mi	3/2.0	1,008 (-10%)	7mo	$191,000	$189	47
100 Dowling St	0.64mi	3/1.0	1,173 (+4%)	21mo	$225,000	$192	46
902 E 2 Ave	0.45mi	3/2.0	999 (-11%)	14mo	$234,900	$235	44
106 Darleen Ave	0.74mi	3/1.5	1,034 (-8%)	21mo	$215,000	$208	33
108 Meadowood Dr	0.70mi	2/1.0 (-1)	971 (-14%)	11mo	$232,500	$239	31

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.29×
• Total profit: $10,419
• Equity at exit: $19,383

10-year hold

• IRR: 18.5%
• Equity multiple: 2.71×
• Total profit: $62,305
• Equity at exit: $11,240

Cash invested: $36,400 (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 29640

• Home prices YoY: -28.0%
• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$682
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $429

Break-even live

Break-even rent $973

Max offer price $130,000

Occupancy floor 67%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Stewart Dr Easley, SC	3.0	1.0–1.5	825	$1,100	$1.33	23d	1	0.58mi
105 E Terrace Dr Easley, SC	2.0	1.0	900	$1,000	$1.11	23d	1	0.69mi
300 Duvall St Easley, SC	2.0–3.0	1.0–2.0	1089	$1,573	$1.44	23d	1	0.72mi
102 Creekside Village Dr Easley, SC	2.0–3.0	2.0	1158	$1,379	$1.19	14d	1	0.81mi
102 Russell St #101 Easley, SC	2.0	2.0	1050	$1,299	$1.24	23d	1	0.93mi
101 Pendleton Ct Unit A3 Easley, SC	2.0	1.5	1024	$1,250	$1.22	23d	1	1.12mi
100 Lynn Cir Unit H Easley, SC	2.0	1.5	1120	$1,200	$1.07	23d	1	1.12mi
102 Lynn Cir Apt 2D Easley, SC	2.0	1.5	1271	$1,250	$0.98	2d	1	1.14mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	3d	6	1.46mi

Listing history 4 events

1. 2026-06-15
   status $130,000 Pending 3 DOM
2. 2026-06-15
   days on market $130,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $130,000 Active 1 DOM

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$345/yr (+$29/mo · 87.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,197
• − Mortgage interest: −$7,282
• − Property taxes: −$396
• − Insurance: −$650
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,782
• Taxable income: $3,175
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $4,386/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 — 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

• Census place: Easley, SC
• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 33,142
• Household income: $62,207
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 789.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -106.69%
• Current HPI: 274.4751
• Rent YoY: ▲ 5.69%
• 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

+1757.1% since first listed

3 events — show timeline

• 2026-06-12 Listed $130,000 Greater Greenville MLS
• 2000-06-30 Sold (Public Records) $58,900 Public Records
• 1977-02-22 Sold (Public Records) $7,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $396 · +256.1% YoY. Source: county tax records.