102 Kimberly Dr · Easley, SC 29642

$239,900

3 bd · 2.0 ba · 1,568 sqft · Land · 17 Days on market

0.61 ac lot

---

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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Shiny new penny! This brand new 3 bedroom, 2 bathroom home is waiting for an owner to fill it with memories for years to come. The fresh neutral palette highlights the beautiful open floor plan, welcoming you from the front door with a seamless view of the kitchen and living room. Just off the kitchen, you’ll find a private den that offers the perfect space for guests, a home office, or a quiet retreat. The primary suite is thoughtfully separated from the main living area, creating a peaceful escape at the end of the day. Situated on approximately . 61 acres with a gentle elevation, the setting offers just enough rise to create a truly majestic feel. The home will be detitled and with

Key facts

• Open floor plan
• Gentle elevation
• Private den

Tags

• OPEN FLOOR PLAN
• PRIVATE DEN
• PRIMARY SUITE
• GENTLE ELEVATION

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single-story; New construction / never occupied; Double wide body type (mobile home)
• Construction: Vinyl siding; Architectural shingle roof; Crawlspace foundation; Built new / never occupied
• Exterior features: Deck; Front porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: 3 main-level bedrooms; Bonus room; Dining room; Laundry room
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 2 half bathrooms; 2 main-level bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Bathtub; Ceiling fan(s); Cathedral ceilings; Garden/roman tub; Primary bathroom with separate shower; Main level primary bedroom; Walk-in closet(s); Separate/formal living room
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.6% below list).
• Recommended offer: $191k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: schools D+, 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.
• Market conditions: Rents rising fast (+5.3%/yr); 315 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 $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

• It's been on market 17 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $240k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $190,523 (20.6% 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 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. 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.5

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: -18.3%
• Equity multiple: 0.34×
• Total profit: $-44,065
• Equity at exit: $35,770

10-year hold

• IRR: -6.6%
• Equity multiple: 0.53×
• Total profit: $-31,382
• Equity at exit: $20,742

Cash invested: $67,172 (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: 315
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-153

Break-even live

Break-even rent $2,099

Max offer price $217,795

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-70	+0% $-153	+5% $-236	+10% $-319
Rent	-10% $-303	-5% $-228	+0% $-153	+5% $-78	+10% $-2
Rate	-1.0pp $-32	-0.5pp $-92	base $-153	+0.5pp $-215	+1.0pp $-278

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $239,900 Active 17 DOM
2. 2026-06-17
   days on market $239,900 Active 16 DOM
3. 2026-06-16
   days on market $239,900 Active 15 DOM
4. 2026-06-15
   days on market $239,900 Active 14 DOM
5. 2026-06-13
   pricedays on market $239,900 Active 12 DOM
6. 2026-06-10
   days on market $249,900 Active 9 DOM
7. 2026-06-09
   days on market $249,900 Active 8 DOM
8. 2026-06-08
   days on market $249,900 Active 7 DOM
9. 2026-06-07
   days on market $249,900 Active 6 DOM
10. 2026-06-03
    days on market $249,900 Active 2 DOM
11. 2026-06-02
    days on marketlisting id $249,900 Active 1 DOM
12. 2026-06-01
    days on market $249,900 Active 10 DOM
13. 2026-05-31
    days on market $249,900 Active 9 DOM
14. 2026-05-21
    listed $249,900 Active
15. 2025-03-12
    soldstatus $30,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,863
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$6,979
• Taxable loss: −$6,010
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $-391/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

+733.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $249,900 WUMLS
• 2025-03-12 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $234 · +13.0% YoY. Source: county tax records.