233 Chaparral Way · Dacusville, SC 29640

$145,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 63 Days on market

Built 1994 0.50 ac lot Est $103k · 40% over

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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).

• Cash flow +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with incredible potential! This 2-bedroom, 2 full bath home is situated on a private lot in the desirable Dacusville community, offering the perfect opportunity to add to your rental portfolio or create your next investment project. The property features a newer metal roof installed in 2024, adding long-term value and peace of mind. Conveniently located just under 15 minutes to both Greenville and Easley, you’ll enjoy the balance of peaceful, rural living with easy access to shopping, dining, and major amenities. Don’t miss your chance to unlock the value this property has to offer!

Key facts

• Private lot
• Newer metal roof
• 0.5 acre lot

Tags

• PRIVATE LOT
• NEWER METAL ROOF
• EASY ACCESS TO SHOPPING
• PEACEFUL RURAL LIVING

Property features AI

Finance

• HOA & community: No HOA fees (no community amenities)

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Septic sewer; Electric power; Private garbage pickup
• Home design: Single-story residence; Built in 1994; Residential property; Vinyl siding exterior; Metal roof; Crawl space foundation (other/see remarks also noted)
• Construction: Built in 1994; Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Front porch; Sloped gently lot with some trees; Approximate lot dimensions 143 x 152 x 125; Approximately 1/2 acre; Outbuilding for storage

Interior

• Kitchen: Kitchen (approx. 14 x 12); Stand-alone electric range
• Bedrooms: Primary bedroom on main level with full bath (approx. 14 x 13); Second bedroom on main level (approx. 14 x 13)
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling; Electric water heater
• Interior features: Ceiling fan; Laminate countertops; No fireplace
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (5.5% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.5% in Dacusville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Dacusville Elementary (math 33% / reading 42%, grade F, #311 of 597 statewide, top 53%, 563 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 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; 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 $1k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $145k implies a 353% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Chaparral Way	0.10mi	2/2.0	980 (+6%)	4mo	$110,000	$112	78

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,366
• Equity at exit: $21,620

10-year hold

• IRR: 8.7%
• Equity multiple: 1.74×
• Total profit: $30,097
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $226

Break-even live

Break-even rent $1,085

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $308	-5% $267	+0% $226	+5% $185	+10% $144
Rent	-10% $118	-5% $172	+0% $226	+5% $280	+10% $334
Rate	-1.0pp $299	-0.5pp $263	base $226	+0.5pp $188	+1.0pp $150

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 63 DOM
2. 2026-06-17
   days on market $145,000 Active 62 DOM
3. 2026-06-16
   days on market $145,000 Active 61 DOM
4. 2026-06-15
   days on market $145,000 Active 60 DOM
5. 2026-06-13
   days on market $145,000 Active 58 DOM
6. 2026-06-10
   days on market $145,000 Active 55 DOM
7. 2026-06-09
   days on market $145,000 Active 54 DOM
8. 2026-06-08
   days on market $145,000 Active 53 DOM
9. 2026-06-07
   days on market $145,000 Active 52 DOM
10. 2026-06-05
    days on market $145,000 Active 49 DOM
11. 2026-06-03
    days on market $145,000 Active 48 DOM
12. 2026-06-03
    days on market $145,000 Active 47 DOM
13. 2026-06-01
    days on market $145,000 Active 46 DOM
14. 2026-05-31
    days on market $145,000 Active 45 DOM
15. 2026-04-16
    listed $145,000 Active
16. 1996-08-30
    soldstatus $32,000
17. 1994-08-31
    soldstatus $30,000
18. 1994-04-08
    soldstatus $9,900

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$392/yr (+$33/mo · 90.4%)

ⓘ 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 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: $16,449
• − Mortgage interest: −$8,122
• − Property taxes: −$434
• − Insurance: −$725
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,218
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,635/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 — Dacusville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pickens County · 102,825 people
• 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

+1364.6% since first listed

4 events — show timeline

• 2026-04-16 Listed $145,000 Greater Greenville MLS
• 1996-08-30 Sold (Public Records) $32,000 Public Records
• 1994-08-31 Sold (Public Records) $30,000 Public Records
• 1994-04-08 Sold (Public Records) $9,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $434 · +7.3% YoY. Source: county tax records.