2809 Pelzer Hwy · Easley, SC 29642

$165,000

4 bd · 2.0 ba · 2,304 sqft · Other public records · 109 Days on market

Built 1920 2.08 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Property Sold AS IS. A prequlification letter and a $1000 earnest money check to accompany all offers. Buyers agent to verify all information.

Key facts

• 20x40 building
• Over two acres
• Several outbuildings

Tags

• PRIME EASLEY LOCATION
• 20X40 BUILDING
• SEVERAL OUTBUILDINGS
• OVER TWO ACRES

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Gas water heater; Septic system; Private garbage pickup
• Home design: Two-story residential property; Originally built circa 1920; Lead-based paint and residential property disclosures required
• Construction: Vinyl siding exterior; Architectural roof; Crawl space foundation
• Exterior features: Enclosed front porch; Front porch; Level lot with some trees; Outbuilding for storage

Interior

• Kitchen: Kitchen (12 x 11)
• Bedrooms: Primary bedroom on main level (15 x 9); Bedroom 2 (15 x 14); Bedroom 3 (15 x 14); Bedroom 4 (15 x 14); Two bedrooms on the main level
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Wall furnace heating; Gas available for heating; Wall/window air conditioning units
• Interior features: Second living quarters on second level; Walk-in pantry; Wood-burning fireplace; Sun room
• Laundry & utility: Laundry on 1st floor; Washer connection and multiple hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $165k implies a 725% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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. 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: 1.31% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 6.4

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: 13.2%
• Equity multiple: 1.54×
• Total profit: $25,014
• Equity at exit: $24,602

10-year hold

• IRR: 23.7%
• Equity multiple: 3.24×
• Total profit: $103,636
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $733

Break-even live

Break-even rent $1,232

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $827	-5% $780	+0% $733	+5% $687	+10% $640
Rent	-10% $563	-5% $648	+0% $733	+5% $819	+10% $904
Rate	-1.0pp $816	-0.5pp $775	base $733	+0.5pp $691	+1.0pp $647

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $165,000 Active 109 DOM
2. 2026-06-18
   days on market $165,000 Active 106 DOM
3. 2026-06-17
   days on market $165,000 Active 105 DOM
4. 2026-06-16
   days on market $165,000 Active 104 DOM
5. 2026-06-15
   days on market $165,000 Active 103 DOM
6. 2026-06-13
   days on market $165,000 Active 101 DOM
7. 2026-06-10
   days on market $165,000 Active 98 DOM
8. 2026-06-09
   days on market $165,000 Active 97 DOM
9. 2026-06-08
   days on market $165,000 Active 96 DOM
10. 2026-06-07
    days on market $165,000 Active 95 DOM
11. 2026-06-03
    days on market $165,000 Active 91 DOM
12. 2026-06-03
    days on market $165,000 Active 90 DOM
13. 2026-06-01
    days on market $165,000 Active 89 DOM
14. 2026-05-31
    days on market $165,000 Active 88 DOM
15. 2026-05-22
    price $165,000
16. 2026-05-18
    status Active
17. 2026-05-15
    historical
18. 2026-02-28
    listed $175,000 Active
19. 2007-11-30
    soldstatus $20,000 142-char remark

    Show marketing remark (142 chars)

    Property Sold AS IS. A prequlification letter and a $1000 earnest money check to accompany all offers. Buyers agent to verify all information.

20. 2007-10-29
    historical 142-char remark

    Show marketing remark (142 chars)

    Property Sold AS IS. A prequlification letter and a $1000 earnest money check to accompany all offers. Buyers agent to verify all information.

21. 2006-03-23
    listed $22,050 142-char remark

    Show marketing remark (142 chars)

    Property Sold AS IS. A prequlification letter and a $1000 earnest money check to accompany all offers. Buyers agent to verify all information.

22. 1992-07-10
    soldstatus $31,747

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$471/yr (+$39/mo · 100.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,922
• − Mortgage interest: −$9,243
• − Property taxes: −$470
• − Insurance: −$825
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,800
• Taxable income: $6,437
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $7,255/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

+419.7% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $165,000 Greater Greenville MLS
• 2026-05-18 Relisted — Greater Greenville MLS
• 2026-05-15 Listing Removed — Greater Greenville MLS
• 2026-02-28 Listed $175,000 Greater Greenville MLS
• 2007-11-30 Sold (MLS) $20,000 Greater Greenville MLS
• 2007-10-29 Listing Removed — Greater Greenville MLS
• 2006-03-23 Listed $22,050 Greater Greenville MLS
• 1992-07-10 Sold (Public Records) $31,747 Public Records

Property tax history

+2.3%/yr

Latest (2025): $470 · +17.0% YoY. Source: county tax records.