205 W Mauldin St · Walhalla, SC 29691

$329,900

4 bd · 1.0 ba · 2,406 sqft · SingleFamily public records · 2 Days on market

Built 1947 1.84 ac lot Est $339k · at est.

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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 +25.8/30.0
• ARV discount +8.7/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a unique opportunity nestled on nearly two private acres in the heart of Walhalla, where spacious living meets serene mountain-town charm. This inviting property offers approximately 2,406 square feet of living space with a flexible layout designed for both everyday comfort and entertaining. Rich hard pine floors flow throughout the main level, adding warmth and character, while the durable metal roof, installed in 2021, offers peace of mind for years to come. The gas water heater provides efficient utility service, and the stove and dishwasher are both less than five years old. The kitchen boasts a large walk in pantry. You will also find an office area beside the kitchen that cou

Key facts

• Private acres
• Expansive bonus room
• Metal roof

Tags

• PRIVATE ACRES
• HARD PINE FLOORS
• METAL ROOF
• GAS WATER HEATER
• LARGE WALK IN PANTRY
• EXPANSIVE BONUS ROOM

Property features AI

Finance

• HOA & community: Short-term rentals allowed; Sidewalks in the community

Exterior

• Parking: Detached garage; Driveway; One garage space
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Over 50 years old; Wood siding construction; Metal roof; Crawlspace foundation; Corner city lot with hardwood trees and wooded areas; Level lot, not in a subdivision
• Construction: Wood siding; Metal roof; Crawlspace foundation; Built over 50 years ago
• Exterior features: Deck; Front porch; Screened porch; Patio; Paved driveway; Barn(s); Storm windows/doors

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two main-level bedrooms; Additional bedroom on upper level
• Flooring: Hardwood; Luxury vinyl plank; Wood
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central heating (gas); Central cooling with heat pump and electric
• Interior features: Storm windows and storm doors; Bonus room; Crawlspace basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Cap rate 9.2% vs local median 3.9% in Walhalla — 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 63/100 on livability (#171 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D-, amenities F, commute F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 648 units permitted in Oconee County in 2024 (40 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $200k; list at $330k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,900

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $339,246
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 W Mauldin St	0.00mi	3/2.0 (-1)	2,406 (0%)	0mo	$359,000	$149	91
104 W Mauldin St	0.09mi	3/1.0 (-1)	2,291 (-5%)	8mo	$69,000	$30	76
304 S Spring St	0.29mi	3/2.0 (-1)	2,439 (+1%)	2mo	$335,000	$137	74
209 Hunter Ave	0.51mi	5/2.0 (+1)	2,107 (-12%)	8mo	$320,000	$152	40
306 N Catherine St	0.59mi	4/2.0	2,097 (-13%)	15mo	$295,000	$141	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,846
• Equity at exit: $49,189

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $62,307
• Equity at exit: $28,524

Cash invested: $92,372 (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 29691

• Home prices YoY: -27.8%
• Active inventory: 87
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $797

Break-even live

Break-even rent $2,491

Max offer price $329,900

Occupancy floor 72%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Playground Rd Walhalla, SC	4.0	4.0	2400	$3,500	$1.46	11d	1	1.33mi

Listing history 3 events

1. 2026-05-23
   status Pending
2. 2026-05-21
   listed $329,900 Active
3. 2019-10-04
   soldstatus $200,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,880 · $157/mo
• Expected delta: +$672/yr (+$56/mo · 55.6%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$18,480
• − Property taxes: −$1,208
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,597
• Taxable income: $4,346
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $8,519/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Walhalla

• Score: 63/100
• State rank: #171
• US rank: #15277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walhalla, SC
• Population (ZIP): 12,248

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.05%
• Current HPI: 207.8251
• 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

+65.0% since first listed

3 events — show timeline

• 2026-05-23 Pending — WUMLS
• 2026-05-21 Listed $329,900 WUMLS
• 2019-10-04 Sold (Public Records) $200,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,208 · +1.0% YoY. Source: county tax records.