128 Brass Tack Dr · Powdersville, SC 29611

$244,990

3 bd · 2.5 ba · 1,807 sqft · Townhouse · 10 Days on market

Built 2026 Good condition Est $269k · 9% under ↓ 15% since listing

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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).

• ARV discount +11.6/15.0
• Cash flow +10.9/30.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

Key facts

• Breakfast nook
• Family room
• Mudroom

Tags

• TWO CAR GARAGE
• MUDROOM
• COAT CLOSET
• CENTER ISLAND KITCHEN
• BREAKFAST NOOK
• FAMILY ROOM

Property features AI

Finance

• Other: Approximate completion date: August 31, 2026
• HOA & community: Homeowners association present; HOA covers exterior and lawn maintenance, street lights, trash service, and enforces bylaws/restrictive covenants; Community lawn maintenance

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Gas water heater; Electric service; Private garbage pickup
• Home design: Two-story home; Model: Norwood II; To-be-built (approx. 2026)
• Construction: Hardboard siding exterior; Composition shingle roof; Slab foundation; Storage in attic and garage; Built by Smith Douglas Homes
• Exterior features: Patio; Level lot with sidewalk

Interior

• Kitchen: Gas cooktop and smooth cooktop; Gas oven; Built-in microwave; Dishwasher; Disposal; 12 x 10 kitchen
• Bedrooms: Primary bedroom on second level with double sink, full bath and walk-in closet; Second bedroom approximately 10 x 10; Third bedroom approximately 12 x 11; Primary bedroom approximately 15 x 13
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central forced air cooling (electric)
• Interior features: Attic stairs (disappearing); 9-foot-plus smooth ceilings; Open floor plan; Smoke detector; Walk-in closets; Pantry closet
• Laundry & utility: Second-floor laundry with walk-in space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (18.0% below list).
• Recommended offer: $201k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in Powdersville — 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 66/100 on livability (#110 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, 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: Powdersville Elementary (math 75% / reading 62%, grade B+, #41 of 597 statewide, top 7%, 751 students, 49% FRL).
• Market conditions: Rents rising (+1.7%/yr); 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $2,010/mo this rent would consume 47% of the median local household income ($52k/yr) (locally 1754% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $200,969 (18.0% 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $269,243
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Brass Tack Dr	0.04mi	3/2.5	1,807 (0%)	1mo	$265,570	$147	97
127 Brass Tack Dr	0.04mi	3/2.5	1,984 (+10%)	1mo	$294,970	$149	81

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-48,938
• Equity at exit: $36,529

10-year hold

• IRR: -17.2%
• Equity multiple: 0.11×
• Total profit: $-61,358
• Equity at exit: $21,182

Cash invested: $68,597 (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 →

ZIP-level market 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 278
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-105

Break-even live

Break-even rent $2,143

Max offer price $229,736

Occupancy floor —

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: $61,248
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Boone Hall Dr Powdersville, SC	2.0–3.0	2.0	1162	$1,729	$1.49	3d	9	0.76mi
104 Muir Way Piedmont, SC	3.0	2.5	1900	$1,950	$1.03	24d	1	1.10mi

Listing history 16 events

1. 2026-06-15
   days on market $244,990 Active 10 DOM
2. 2026-06-13
   days on market $244,990 Active 8 DOM
3. 2026-06-10
   days on market $244,990 Active 5 DOM
4. 2026-06-09
   days on market $244,990 Active 4 DOM
5. 2026-06-08
   days on marketlisting id $244,990 Active 3 DOM
6. 2026-06-07
   days on market $244,990 Active 40 DOM
7. 2026-06-03
   days on market $244,990 Active 36 DOM
8. 2026-06-03
   days on market $244,990 Active 35 DOM
9. 2026-06-01
   days on market $244,990 Active 34 DOM
10. 2026-05-31
    days on market $244,990 Active 33 DOM
11. 2026-04-28
    listed $244,990 Active

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

12. 2026-04-28
    listed $244,990 Active 689-char remark

    Show marketing remark (689 chars)

    The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

13. 2025-10-18
    historical
14. 2025-10-16
    historical
15. 2025-08-05
    listed $288,990 Active
16. 2025-08-05
    listed $288,990 Active

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

Taxation est. · year 1

• Rental income: $24,116
• − Mortgage interest: −$13,723
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$7,127
• Taxable loss: −$5,492
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $53/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 · 2 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in a desirable neighborhood is ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental appeal
• Both Replace windows — Improves energy efficiency and value
• Both Update kitchen appliances — Modernizes kitchen and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑
• Both Replace windows — Improves energy efficiency and value ↑
• Both Update kitchen appliances — Modernizes kitchen and enhances resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Powdersville

• Score: 66/100
• State rank: #110
• US rank: #11385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powdersville, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1754.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• 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

-15.2% since first listed

6 events — show timeline

• 2026-04-28 Listed $244,990 WUMLS
• 2026-04-28 Listed $244,990 Greater Greenville MLS
• 2025-10-18 Listing Removed — Greater Greenville MLS
• 2025-10-16 Listing Removed — WUMLS
• 2025-08-05 Listed $288,990 WUMLS
• 2025-08-05 Listed $288,990 Greater Greenville MLS