Is The Maddux II Plan in Powdersville, SC a good investment?

CashFlowRE grades it F with a 3.3% cap rate and $-845/mo modeled cash flow at a $239,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for The Maddux II Plan?

The modeled cap rate is 3.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,907/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 30.0

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).

ARV discount +7.5/15.0
Schools +7.0/10.0
Cash flow +4.7/30.0
Condition / age +4.0/5.0
Livability +3.3/5.0
Rent growth +2.9/5.0
1% rule +0.6/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$239,990

The Maddux II Plan · Powdersville, SC 29611

3 bd · 2.5 ba · 1,725 sqft · SingleFamily · 172 Days on market

Good condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The Maddux II townhome offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient access to the rear yard, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs is highlighted by the owner's suite, which has a bath complete with a walk-in closet and a separate water closet. Two bedrooms, a full hall bath, and a second-floor laundry room make it easy to keep up with household chores.

Key facts

Rear yard access
Walk-in closet
Owner's suite

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $240k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-845 ($-10k/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 (20.5% below list).
Recommended offer: $191k (20.5% below list) — sets the bar for 1% rule.

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: Concrete Primary (843 students, 51% FRL); Powdersville Middle (math 54% / reading 59%, grade B, #21 of 229 statewide, top 9%, 756 students, 42% FRL); Powdersville High (math 77% / reading 90%, grade A, #16 of 196 statewide, top 8%, 999 students, 43% FRL).
Market conditions: Rents rising (+1.7%/yr); 434 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
This rent runs 44% of the median local income ($52k/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 $2k of loan paydown is wiped out by about $10k 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 172 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,721 (20.5% below list)

Questions for the listing agent

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?
It's been on market 172 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.56% ✗
Cap rate: 3.31%
Cash-on-cash: -10.64%
DSCR: 0.53
GRM: 14.9

CMA / ARV

ARV (median comp): $340,303
List price: $239,990
Delta: -29.48%
Verdict: UNDERPRICED
Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10824 Anderson Rd	0.85mi	3/2.0	1,703 (-1%)	3mo	$310,000	$182	58
100 Carmen Way	1.08mi	3/2.0	1,797 (+4%)	3mo	$320,000	$178	54
110 Carmen Way	1.09mi	2/2.0 (-1)	1,662 (-4%)	0mo	$335,000	$202	52
204 E Deer Dr	0.39mi	3/2.5	1,912 (+11%)	18mo	$330,000	$173	49
108 Blackbird Ln	1.02mi	4/2.0 (+1)	1,798 (+4%)	3mo	$269,000	$150	48
100 Sterling Bridge Rd	1.10mi	4/2.5 (+1)	1,752 (+2%)	12mo	$265,000	$151	48
1101 Lakeview Dr	1.02mi	3/2.0	2,000 (+16%)	10mo	$365,000	$183	30
405 Riverside Dr	1.12mi	3/2.0	1,950 (+13%)	14mo	$325,000	$167	30
107 River Road Cir	0.97mi	3/1.5	1,445 (-16%)	9mo	$265,000	$183	28
1008 Calumet Ct	0.78mi	3/2.0	1,979 (+15%)	17mo	$369,900	$187	25
437 Roe Rd	1.01mi	4/2.0 (+1)	1,429 (-17%)	10mo	$269,000	$188	24
116 Carmen Way	1.11mi	2/2.0 (-1)	1,413 (-18%)	17mo	$314,900	$223	19

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: -37.0%
Equity multiple: -0.17×
Total profit: $-111,363
Equity at exit: $50,740

10-year hold

IRR: -62.1%
Equity multiple: -0.85×
Total profit: $-175,861
Equity at exit: $29,423

Cash invested: $95,285 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 9 active · 3 under contract
Months of supply: 54.0 mo (2%/mo absorbed)
Median asking: $343,800 ($189/sqft)
Median days on market: 157 d
This list price: lowest-priced of the active set
ARV vs active asking: +4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29611

Home prices YoY: -34.6%
Rents YoY: 1.7%
Active inventory: 434
Price-to-rent: 10.5×

Monthly cashflow live

Estimated rent: $1,907 high interval (Pro) →
Mortgage (P&I): −$1,785
Tax est. 1.5%: −$425 /mo · $5,105/yr
Insurance: −$142
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$401
Net cashflow: $-845

Break-even live

Break-even rent $2,977

Max offer price $218,021

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-727	+0% $-845	+5% $-963	+10% $-1,080
Rent	-10% $-996	-5% $-920	+0% $-845	+5% $-770	+10% $-694
Rate	-1.0pp $-674	-0.5pp $-759	base $-845	+0.5pp $-933	+1.0pp $-1,023

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: $85,076
Closing costs: $10,209
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Brass Tack Dr Powdersville, SC	3.0	2.5	1912	$1,950	$1.02	133d	1	0.02mi
3 Vantage Way Greenville, SC	1.0–3.0	1.0–2.0	884	$1,845	$2.09	0d	10	0.25mi
121 Arbor Trl Powdersville, SC	3.0	2.5	1748	$1,855	$1.06	10d	1	0.51mi
318 Three Bridges Rd Greenville, SC	3.0	2.0	1200	$1,525	$1.27	15d	1	0.53mi
318 Three Bridges Rd Greenville, SC	3.0	2.0	1200	$1,525	$1.27	10d	1	0.53mi
318 Three Bridges Rd Greenville, SC	3.0	2.0	1200	$1,650	$1.38	49d	1	0.53mi
318 Three Bridges Rd Greenville, SC	3.0	2.0	1200	$1,650	$1.38	45d	1	0.53mi
100 Boone Hall Dr Powdersville, SC	2.0–3.0	2.0	1162	$1,729	$1.49	0d	12	0.78mi
107 River Road Cir Powdersville, SC	3.0	1.5	1431	$1,749	$1.22	138d	1	0.95mi
104 Muir Way Piedmont, SC	3.0	2.5	1900	$1,950	$1.03	164d	1	1.13mi
305 Dipsea Spg Piedmont, SC	3.0	3.0	1817	$1,750	$0.96	49d	1	1.20mi
307 Dipsea Spg Piedmont, SC	3.0	3.0	1817	$1,950	$1.07	116d	1	1.20mi
412 Hood Rd Greenville, SC	3.0	2.0	1390	$1,806	$1.30	110d	1	1.25mi
206 Sunshine Way Easley, SC	3.0	2.0	1985	$2,495	$1.26	10d	1	1.50mi

Property features AI

Finance

Other: Living area approximately 1,725 (listed)
Financial info: List price $239,990

Exterior

Parking: 2 parking spaces
Utilities: Natural gasElectricCentral air
Home design: The Maddux II planNew construction plan
Construction: Built as part of 2026 listings (new construction plan)
Exterior features: Property on a residential lot

Interior

Kitchen: Plan includes kitchen (appliances not specified)
Bedrooms: 3 bedrooms
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
Interior features: Open plan living area
Laundry & utility: Washer/dryer hookups (not specified)

Listing history 50 events

2026-11-08

days on market $239,990 Active 172 DOM
2026-11-07

days on market $239,990 Active 171 DOM
2026-11-06

days on market $239,990 Active 170 DOM
2026-11-05

days on market $239,990 Active 169 DOM
2026-11-04

days on market $239,990 Active 168 DOM
2026-11-02

days on market $239,990 Active 166 DOM
2026-11-01

days on market $239,990 Active 165 DOM
2026-10-31

days on market $239,990 Active 164 DOM
2026-10-30

days on market $239,990 Active 163 DOM
2026-10-29

days on market $239,990 Active 162 DOM
2026-10-28

days on market $239,990 Active 161 DOM
2026-10-27

days on market $239,990 Active 160 DOM
2026-10-26

days on market $239,990 Active 159 DOM
2026-10-26

days on market $239,990 Active 158 DOM
2026-10-24

days on market $239,990 Active 157 DOM
2026-10-23

days on market $239,990 Active 156 DOM
2026-10-22

days on market $239,990 Active 155 DOM
2026-10-21

days on market $239,990 Active 154 DOM
2026-10-20

days on market $239,990 Active 153 DOM
2026-10-19

days on market $239,990 Active 152 DOM
2026-10-18

days on market $239,990 Active 151 DOM
2026-10-17

days on market $239,990 Active 150 DOM
2026-10-16

days on market $239,990 Active 149 DOM
2026-10-15

days on market $239,990 Active 148 DOM
2026-10-14

days on market $239,990 Active 147 DOM
2026-10-13

days on market $239,990 Active 146 DOM
2026-10-12

days on market $239,990 Active 145 DOM
2026-10-11

days on market $239,990 Active 144 DOM
2026-10-10

days on market $239,990 Active 143 DOM
2026-10-09

days on market $239,990 Active 142 DOM
2026-10-08

days on market $239,990 Active 141 DOM
2026-10-07

days on market $239,990 Active 140 DOM
2026-10-06

days on market $239,990 Active 139 DOM
2026-10-05

days on market $239,990 Active 138 DOM
2026-10-04

days on market $239,990 Active 137 DOM
2026-10-04

days on market $239,990 Active 136 DOM
2026-10-02

days on market $239,990 Active 135 DOM
2026-10-01

days on market $239,990 Active 134 DOM
2026-09-30

days on market $239,990 Active 133 DOM
2026-09-29

days on market $239,990 Active 132 DOM
2026-09-28

days on market $239,990 Active 131 DOM
2026-09-27

days on market $239,990 Active 130 DOM
2026-09-25

days on market $239,990 Active 128 DOM
2026-09-24

days on market $239,990 Active 127 DOM
2026-09-23

days on market $239,990 Active 126 DOM
2026-09-22

days on market $239,990 Active 125 DOM
2026-09-21

days on market $239,990 Active 124 DOM
2026-09-20

days on market $239,990 Active 123 DOM
2026-09-19

days on market $239,990 Active 122 DOM
2026-09-18

days on market $239,990 Active 121 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,887
− Mortgage interest: −$19,062
− Property taxes: −$5,105
− Insurance: −$1,702
− Repairs & maintenance: −$1,831
− Management: −$1,831
− Depreciation: −$9,900
Taxable loss: −$16,543

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,970
After-tax cash flow: $-6,170/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,625–$25,875 screening

The Maddux II townhome is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and increase its value. ↑
Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and increase its value. ↑
Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and increase rental value. ↑
Resale Kitchen and bathroom updates — Fresh paint and minor updates can improve the home's appearance and increase its resale value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Powdersville Elementary B+ SC #41/597 Nat'l #4,125/41,679 Middle Powdersville Middle B SC #21/229 Nat'l #2,304/14,009 High Powdersville High A SC #16/196 Nat'l #817/17,239

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

C Composite livability gradescore 66/100

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 · 210,546 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: 12% of renters

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%
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
#370 Sonoco Products Hartsville $6.8B

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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