220 Elm St Unit 104 · Clemson, SC 29631

$199,000

2 bd · 1.0 ba · 995 sqft · Condo public records · 209 Days on market

Built 1990 $350/mo HOA · 24% of rent

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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
• Cash flow +5.5/30.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this updated 4 bed, 2 bath condominium in the heart of Clemson at University Place. Unit 104 features a refreshed interior including new kitchen cabinets, sink, and hood, and refurbished appliances. One bathroom has been updated with a new vanity cabinet and sink, offering an improved, modern feel. Laminate flooring is only 3 years old. Conveniently located just minutes from Clemson University, downtown, and the CAT Bus route, this unit is ideal for students, investors, or anyone seeking affordable living close to campus. Move-in ready and easy to maintain. This is a great opportunity in a highly sought-after location.

Key facts

• Move-in ready
• Laminate flooring
• New vanity cabinet

Tags

• REFRESHED INTERIOR
• NEW KITCHEN CABINETS
• UPDATED BATHROOM
• NEW VANITY CABINET
• LAMINATE FLOORING
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Property is part of a homeowners association; HOA covers exterior maintenance, lawn maintenance, pest control, street lights, trash service, parking, and restrictive covenants; Community common areas

Exterior

• Parking: See remarks for parking/garage details
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; Electric power (implied by electric hookups)
• Home design: Single-story residential property; Estimated age 31–50 years; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Patio; Corner lot

Interior

• Kitchen: Kitchen about 8 x 8; Dishwasher; Microwave; Refrigerator; Electric oven; Range hood
• Bedrooms: Primary bedroom on the main level; Four bedrooms on the main level (each about 9 x 11); Living room approximately 18 x 18
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Blown-in ceiling insulation; Smoke detector; Laminate countertops; No fireplace
• Laundry & utility: Walk-in laundry area; Washer connection; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.6% below list).
• Recommended offer: $123k (38.0% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.4% in Clemson — 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 83/100 on livability (#3 in SC, #1,044 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, crime B.
• 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: Clemson Elementary (math 76% / reading 75%, grade A, #14 of 597 statewide, top 2%, 794 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 76% at this address vs 46% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Pickens 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.3%/yr); 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k 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.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $66k; list at $199k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,475 (38.0% 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. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.21%
• DSCR: 0.59
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.03×
• Total profit: $-54,305
• Equity at exit: $29,672

10-year hold

• IRR: -16.6%
• Equity multiple: -0.07×
• Total profit: $-59,711
• Equity at exit: $17,206

Cash invested: $55,720 (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 29631

• Home prices YoY: -19.6%
• Rents YoY: 6.3%
• Active inventory: 109
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$83
• HOA: −$350
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-428

Break-even live

Break-even rent $2,021

Max offer price $123,475

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 College Ave Clemson, SC	2.0	1.0	900	$949	$1.05	2d	3	0.29mi
423 Lindsay Rd Clemson, SC	2.0–3.0	1.0–2.0	972	$599	$0.62	2d	12	0.65mi
201 Oak St Clemson, SC	3.0	3.0	1088	$3,600	$3.31	2d	7	0.80mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $199,000 Active 209 DOM
2. 2026-06-17
   days on market $199,000 Active 208 DOM
3. 2026-06-16
   days on market $199,000 Active 207 DOM
4. 2026-06-15
   days on market $199,000 Active 206 DOM
5. 2026-06-13
   days on market $199,000 Active 204 DOM
6. 2026-06-10
   days on market $199,000 Active 201 DOM
7. 2026-06-09
   days on market $199,000 Active 200 DOM
8. 2026-06-08
   days on market $199,000 Active 199 DOM
9. 2026-06-07
   days on market $199,000 Active 198 DOM
10. 2026-06-05
    days on market $199,000 Active 195 DOM
11. 2026-06-03
    days on market $199,000 Active 194 DOM
12. 2026-06-03
    days on market $199,000 Active 193 DOM
13. 2026-06-01
    days on market $199,000 Active 192 DOM
14. 2026-05-31
    days on market $199,000 Active 191 DOM
15. 2026-05-19
    price $199,000
16. 2026-05-18
    price $199,000 636-char remark

    Show marketing remark (636 chars)

    Check out this updated 4 bed, 2 bath condominium in the heart of Clemson at University Place. Unit 104 features a refreshed interior including new kitchen cabinets, sink, and hood, and refurbished appliances. One bathroom has been updated with a new vanity cabinet and sink, offering an improved, modern feel. Laminate flooring is only 3 years old. Conveniently located just minutes from Clemson University, downtown, and the CAT Bus route, this unit is ideal for students, investors, or anyone seeking affordable living close to campus. Move-in ready and easy to maintain. This is a great opportunity in a highly sought-after location.

17. 2025-11-21
    listed $205,000 Active

    Show marketing remark (636 chars)

    Check out this updated 4 bed, 2 bath condominium in the heart of Clemson at University Place. Unit 104 features a refreshed interior including new kitchen cabinets, sink, and hood, and refurbished appliances. One bathroom has been updated with a new vanity cabinet and sink, offering an improved, modern feel. Laminate flooring is only 3 years old. Conveniently located just minutes from Clemson University, downtown, and the CAT Bus route, this unit is ideal for students, investors, or anyone seeking affordable living close to campus. Move-in ready and easy to maintain. This is a great opportunity in a highly sought-after location.

18. 2025-11-21
    listed $205,000 Active 636-char remark

    Show marketing remark (636 chars)

    Check out this updated 4 bed, 2 bath condominium in the heart of Clemson at University Place. Unit 104 features a refreshed interior including new kitchen cabinets, sink, and hood, and refurbished appliances. One bathroom has been updated with a new vanity cabinet and sink, offering an improved, modern feel. Laminate flooring is only 3 years old. Conveniently located just minutes from Clemson University, downtown, and the CAT Bus route, this unit is ideal for students, investors, or anyone seeking affordable living close to campus. Move-in ready and easy to maintain. This is a great opportunity in a highly sought-after location.

19. 1990-08-31
    soldstatus $65,950

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥106°F today · 19 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,759
• − Mortgage interest: −$11,147
• − Property taxes: −$1,442
• − Insurance: −$995
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$4,200
• − Depreciation: −$5,789
• Taxable loss: −$8,656
• Est. tax savings @ 24.0%: +$2,077
• After-tax cash flow: $-3,053/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 — Clemson

• Score: 83/100
• State rank: #3
• US rank: #1044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clemson, SC
• County: Pickens County · 102,825 people
• City population: 16,849
• Metro: Greenville-Anderson, SC
• Population (ZIP): 16,849
• Household income: $48,800
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 1877.0

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 (77%)
• Race & ethnicity: White 77% Black 7% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Chinese 1%

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: ▼ -70.39%
• Current HPI: 288.7023
• Rent YoY: ▲ 6.26%
• 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

+201.7% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $199,000 Greater Greenville MLS
• 2026-05-18 Price Changed $199,000 WUMLS
• 2025-11-21 Listed $205,000 WUMLS
• 2025-11-21 Listed $205,000 Greater Greenville MLS
• 1990-08-31 Sold (Public Records) $65,950 Public Records

Property tax history

+31.5%/yr

Latest (2025): $1,442 · +4.4% YoY. Source: county tax records.