208 Hampton St · Iva, SC 29655

$179,000

3 bd · 2.0 ba · 1,169 sqft · Other public records · 78 Days on market

Built 1957 0.34 ac lot

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Why this score? — see what drove the C- 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home sits on a quiet street within walking distance of shops and restaurants. A welcoming rocking chair front porch leads into a cozy living room, a bright & cheerful kitchen, three spacious bedrooms, and two full baths. Recently updated with soothing cool tones and LVP flooring, the home features a kitchen with granite countertops and new cabinetry. Other upgrades include dual-pane windows, updated plumbing, AC ducts, and a moisture barrier. Outside, there's a double carport with electricity, a hobby/office room, a storage building, and two separate fenced yards perfect for pets, kids, or a garden. Conveniently located just off Hwy 81, both Lake Secession and Lake Russell are less than 10 miles away.

Key facts

• Dual-pane windows
• New cabinetry
• Granite countertops

Tags

• ROCKING CHAIR FRONT PORCH
• GRANITE COUNTERTOPS
• NEW CABINETRY
• DUAL-PANE WINDOWS
• UPDATED PLUMBING
• MOISTURE BARRIER

Property features AI

Exterior

• Parking: Detached carport; 2-car garage
• Utilities: Public sewer
• Home design: Single-story home; Over 50 years old; Crawlspace foundation
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Front porch; City lot, level; Not in a subdivision

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite countertops; Primary bedroom with private bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#100 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime D.
• Anderson 03 (rural): math 44% / reading 49% proficiency, ranked #22 of 80 in SC (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago 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 $55k; list at $179k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-12,691
• Equity at exit: $26,689

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,905
• Equity at exit: $15,477

Cash invested: $50,120 (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 29655

• Home prices YoY: -5.5%
• Active inventory: 105
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $256

Break-even live

Break-even rent $1,472

Max offer price $179,000

Occupancy floor 81%

Sensitivity live

Price	-10% $358	-5% $307	+0% $256	+5% $206	+10% $155
Rent	-10% $115	-5% $185	+0% $256	+5% $327	+10% $398
Rate	-1.0pp $347	-0.5pp $302	base $256	+0.5pp $210	+1.0pp $163

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-15
   statusdays on market $179,000 Pending 78 DOM
2. 2026-06-13
   days on market $179,000 Active Under Contract 77 DOM
3. 2026-06-13
   days on market $179,000 Active Under Contract 76 DOM
4. 2026-06-10
   days on market $179,000 Active Under Contract 74 DOM
5. 2026-06-09
   days on market $179,000 Active Under Contract 73 DOM
6. 2026-06-08
   days on market $179,000 Active Under Contract 72 DOM
7. 2026-06-07
   days on market $179,000 Active Under Contract 71 DOM
8. 2026-06-05
   days on market $179,000 Active Under Contract 68 DOM
9. 2026-06-03
   days on market $179,000 Active Under Contract 67 DOM
10. 2026-06-03
    days on market $179,000 Active Under Contract 66 DOM
11. 2026-06-01
    days on market $179,000 Active Under Contract 65 DOM
12. 2026-05-31
    days on market $179,000 Active Under Contract 64 DOM
13. 2026-05-06
    historical Active Under Contract 730-char remark

    Show marketing remark (730 chars)

    This charming home sits on a quiet street within walking distance of shops and restaurants. A welcoming rocking chair front porch leads into a cozy living room, a bright & cheerful kitchen, three spacious bedrooms, and two full baths. Recently updated with soothing cool tones and LVP flooring, the home features a kitchen with granite countertops and new cabinetry. Other upgrades include dual-pane windows, updated plumbing, AC ducts, and a moisture barrier. Outside, there's a double carport with electricity, a hobby/office room, a storage building, and two separate fenced yards perfect for pets, kids, or a garden. Conveniently located just off Hwy 81, both Lake Secession and Lake Russell are less than 10 miles away.

14. 2026-05-06
    historical Active Under Contract

    Show marketing remark (730 chars)

    This charming home sits on a quiet street within walking distance of shops and restaurants. A welcoming rocking chair front porch leads into a cozy living room, a bright & cheerful kitchen, three spacious bedrooms, and two full baths. Recently updated with soothing cool tones and LVP flooring, the home features a kitchen with granite countertops and new cabinetry. Other upgrades include dual-pane windows, updated plumbing, AC ducts, and a moisture barrier. Outside, there's a double carport with electricity, a hobby/office room, a storage building, and two separate fenced yards perfect for pets, kids, or a garden. Conveniently located just off Hwy 81, both Lake Secession and Lake Russell are less than 10 miles away.

15. 2026-03-29
    listed $179,000 Active 730-char remark

    Show marketing remark (730 chars)

    This charming home sits on a quiet street within walking distance of shops and restaurants. A welcoming rocking chair front porch leads into a cozy living room, a bright & cheerful kitchen, three spacious bedrooms, and two full baths. Recently updated with soothing cool tones and LVP flooring, the home features a kitchen with granite countertops and new cabinetry. Other upgrades include dual-pane windows, updated plumbing, AC ducts, and a moisture barrier. Outside, there's a double carport with electricity, a hobby/office room, a storage building, and two separate fenced yards perfect for pets, kids, or a garden. Conveniently located just off Hwy 81, both Lake Secession and Lake Russell are less than 10 miles away.

16. 2026-03-28
    listed $179,000 Active
17. 2025-08-02
    price $170,000
18. 2025-08-01
    listed $170,000 Active
19. 2024-09-19
    historical
20. 2024-07-01
    listed $199,000 Active
21. 2024-05-22
    historical
22. 2024-05-22
    historical
23. 2024-03-15
    listed $209,000 Active
24. 2024-03-15
    listed $209,000 Active
25. 2023-12-31
    historical
26. 2023-11-30
    price $208,250
27. 2023-10-27
    price $209,250
28. 2023-10-13
    listed $209,500 Active
29. 2023-07-17
    historical
30. 2023-06-27
    price $88,000
31. 2023-05-26
    listed $89,000 Active
32. 2018-07-05
    historical
33. 2018-06-04
    price $68,500
34. 2018-05-18
    listed $69,900 Active
35. 2016-08-16
    soldstatus $55,100
36. 2016-08-15
    status UNDER CONTRACT
37. 2016-08-12
    soldstatus $55,000 SOLD-INNER OFFICE
38. 2016-07-11
    historical CONTINGENCY CONTRACT
39. 2016-06-16
    listed $55,000 ACTIVE
40. 2009-12-09
    soldstatus $41,500

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $1,791 · $149/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,554
• − Mortgage interest: −$10,027
• − Property taxes: −$1,791
• − Insurance: −$895
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$5,207
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $3,033/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 03
• NCES district ID: 4500840
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $35,457
• Composite: 38.48/100
• National rank: #4187
• State rank: #22 of 80 in SC

Livability — Iva

• Score: 67/100
• State rank: #100
• US rank: #10875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iva, SC
• Population (ZIP): 8,078

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 (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 5%
• Common ancestry: Serbian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · 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: ▼ -15.62%
• Current HPI: 271.1368
• Rent YoY: —
• Metro: —
• 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

+331.3% since first listed

28 events — show timeline

• 2026-05-06 Contingent — GAOR
• 2026-05-06 Contingent — WUMLS
• 2026-03-29 Listed $179,000 GAOR
• 2026-03-28 Listed $179,000 WUMLS
• 2025-08-02 Price Changed $170,000 GAOR
• 2025-08-01 Listed $170,000 WUMLS
• 2024-09-19 Listing Removed — WUMLS
• 2024-07-01 Listed $199,000 WUMLS
• 2024-05-22 Listing Removed — WUMLS
• 2024-05-22 Listing Removed — Greater Greenville MLS
• 2024-03-15 Listed $209,000 WUMLS
• 2024-03-15 Listed $209,000 Greater Greenville MLS
• 2023-12-31 Listing Removed — WUMLS
• 2023-11-30 Price Changed $208,250 WUMLS
• 2023-10-27 Price Changed $209,250 WUMLS
• 2023-10-13 Listed $209,500 WUMLS
• 2023-07-17 Listing Removed — WUMLS
• 2023-06-27 Price Changed $88,000 WUMLS
• 2023-05-26 Listed $89,000 WUMLS
• 2018-07-05 Listing Removed — WUMLS
• 2018-06-04 Price Changed $68,500 WUMLS
• 2018-05-18 Listed $69,900 WUMLS
• 2016-08-16 Sold (Public Records) $55,100 Public Records
• 2016-08-15 Pending — WUMLS
• 2016-08-12 Sold (MLS) $55,000 WUMLS
• 2016-07-11 Contingent — WUMLS
• 2016-06-16 Listed $55,000 WUMLS
• 2009-12-09 Sold (Public Records) $41,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,791 · +138.6% YoY. Source: county tax records.