221 Brooklane Ct · Easley, SC 29642-1679

$219,900

3 bd · 3.0 ba · 1,605 sqft · Townhouse public records · 35 Days on market

Built 2021 Good condition Est $221k · at est. $140/mo HOA · 7% of rent

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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 +9.5/30.0
• ARV discount +7.8/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Step into easy living with this low-maintenance townhome built in 2021, offering modern finishes and a layout that fits the way you live today. With 3 bedrooms, 2 baths, and 1,536 square feet, this home gives you the space you need without the upkeep you don’t. The open-concept main living area creates a smooth flow from the kitchen to the living and dining spaces, making it simple to cook, relax, and stay connected. The kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space, giving you both style and function from day one. Durable LVP flooring runs through the main living areas, making cleaning quick and easy. The primary suite offers a quiet place to recharge, complete with a walk-in closet that gives you the storage you need to stay organized. Two additional bedrooms provide flexibility for guests, a home office, or hobbies. Step outside to a fenced-in yard that’s ready for pets, outdoor seating, or a small garden. It’s a private space you can enjoy without a lot of maintenance. Located in Easley, this home puts you close to everyday shopping, dining, and major routes for an easy commute. Built just a few years ago, it gives you the feel of a newer home without the wait of new construction. If you’re looking for a clean, modern space with simple upkeep and smart design, this one checks the boxes.

Key facts

• Walk in closet
• Granite countertops
• Durable lvp flooring

Tags

• LOW MAINTENANCE TOWNHOME
• OPEN CONCEPT MAIN LIVING AREA
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DURABLE LVP FLOORING
• WALK IN CLOSET

Property features AI

Finance

• Other: Community amenities include lights, some sidewalks, lawn maintenance, dog park, landscape maintenance, and pets allowed
• HOA & community: Homeowners association present; HOA covers exterior maintenance, insurance, lawn maintenance, pest control, street lights, termite contract, parking, and yard irrigation

Exterior

• Parking: Attached garage with door opener (1-car); Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater; Attached garage (listed under utilities as garage type)
• Home design: Residential property; Three-plus stories; Approximately 1-5 years old; Slab foundation
• Construction: Vinyl siding; Roof: Other (see remarks)
• Exterior features: Deck; Patio; Partial in-ground sprinkler system; Thermal windows; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven / range; Built-in microwave; Refrigerator; Granite countertops
• Bedrooms: Primary bedroom with full bath, tub/shower and walk-in closet (approx. 13 x 12); Second bedroom (approx. 10 x 10); Third bedroom (approx. 10 x 10)
• Flooring: Carpet; Vinyl; Concrete
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced air heating; Central electric cooling
• Interior features: Second staircase; Ceiling fans; Smooth ceilings; Granite countertops; Smoke detector; Walk-in closets; Radon mitigation system; No fireplace
• Laundry & utility: Closet-style laundry; Washer connection; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (13.1% below list).
• Recommended offer: $191k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Easley — 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 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, commute F.
• 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: West End Elementary (math 41% / reading 47%, grade F, #239 of 597 statewide, top 41%, 622 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: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($213k) 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 $116k; list at $220k implies a 89% 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 $191,100 (13.1% 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 35 days. Have you received any prior offers? Is the seller open to a 13% 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. 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. 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?
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: 0.87% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $221,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Brooklane Ct	0.06mi	3/2.5	1,605 (0%)	1mo	$227,000	$141	94
106 Sproles Ln	0.06mi	3/2.5	1,605 (0%)	4mo	$200,000	$125	92
105 Sproles Ln	0.04mi	3/2.5	1,605 (0%)	8mo	$215,642	$134	90
258 Brooklane Ct	0.08mi	3/2.5	1,605 (0%)	7mo	$211,000	$131	88
108 Sproles Ln	0.06mi	3/2.5	1,588 (-1%)	8mo	$218,000	$137	87
106 Brooklane Ct	0.08mi	3/2.5	1,543 (-4%)	6mo	$215,000	$139	83
120 Sligh Way	0.13mi	3/2.5	1,596 (-1%)	11mo	$235,250	$147	82
117 Northridge Ct	0.31mi	3/2.5	1,498 (-7%)	3mo	$202,000	$135	70
208 Northridge Ct	0.35mi	3/2.5	1,493 (-7%)	1mo	$206,000	$138	70
213 Southridge Ct	0.29mi	3/2.5	1,501 (-6%)	8mo	$206,500	$138	67
104 Southridge Ct	0.30mi	3/2.5	1,536 (-4%)	12mo	$225,000	$146	67
116 Southridge Ct	0.31mi	3/2.5	1,485 (-8%)	5mo	$205,000	$138	66

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: 4.8%
• Equity multiple: 1.28×
• Total profit: $16,941
• Equity at exit: $98,877

10-year hold

• IRR: 7.9%
• Equity multiple: 2.20×
• Total profit: $74,048
• Equity at exit: $152,381

Cash invested: $61,572 (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 29642-1679

• Active inventory: 1
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$277 /mo · $3,320/yr
• Insurance: −$92
• HOA: −$140
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-152

Break-even live

Break-even rent $2,103

Max offer price $193,093

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-90	+0% $-152	+5% $-214	+10% $-276
Rent	-10% $-303	-5% $-227	+0% $-152	+5% $-76	+10% $-1
Rate	-1.0pp $-41	-0.5pp $-96	base $-152	+0.5pp $-209	+1.0pp $-267

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Brown Cir Easley, SC	3.0	2.5	1625	$2,000	$1.23	15d	1	0.09mi
101 Brown Cir Easley, SC	3.0	2.5	2049	$2,250	$1.10	4d	1	0.13mi
100 Pebble Brook Ct Easley, SC	2.0–3.0	2.0	999	$1,435	$1.44	3d	1	0.39mi
110 Pearson Terrace Dr Easley, SC	1.0–3.0	1.0–2.0	1053	$1,374	$1.30	3d	1	0.42mi
126 Lakeshore Dr Easley, SC	3.0	2.0	1141	$1,875	$1.64	4d	1	0.50mi
209 Springfield Cir Unit A Easley, SC	3.0	2.0	1100	$1,475	$1.34	24d	1	0.69mi
113 S 7th St Easley, SC	2.0	1.0	1116	$1,000	$0.90	4d	1	0.94mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	4d	6	0.98mi
106 S 9th St Easley, SC	2.0	2.5	1100	$1,750	$1.59	24d	1	1.02mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	4d	1	1.32mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	12d	1	1.32mi
102 Russell St #101 Easley, SC	2.0	2.0	1050	$1,299	$1.24	24d	1	1.36mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 17 events

1. 2026-06-18
   days on market $219,900 Active 35 DOM
2. 2026-06-17
   days on market $219,900 Active 34 DOM
3. 2026-06-16
   days on market $219,900 Active 33 DOM
4. 2026-06-15
   days on market $219,900 Active 32 DOM
5. 2026-06-13
   days on market $219,900 Active 30 DOM
6. 2026-06-10
   days on market $219,900 Active 27 DOM
7. 2026-06-09
   days on market $219,900 Active 26 DOM
8. 2026-06-08
   days on market $219,900 Active 25 DOM
9. 2026-06-07
   days on market $219,900 Active 24 DOM
10. 2026-06-05
    days on market $219,900 Active 21 DOM
11. 2026-06-03
    days on market $219,900 Active 20 DOM
12. 2026-06-03
    days on market $219,900 Active 19 DOM
13. 2026-06-01
    days on market $219,900 Active 18 DOM
14. 2026-05-31
    days on market $219,900 Active 17 DOM
15. 2026-05-14
    listed $219,900 Active

    Show marketing remark (1383 chars)

    Step into easy living with this low-maintenance townhome built in 2021, offering modern finishes and a layout that fits the way you live today. With 3 bedrooms, 2 baths, and 1,536 square feet, this home gives you the space you need without the upkeep you don’t. The open-concept main living area creates a smooth flow from the kitchen to the living and dining spaces, making it simple to cook, relax, and stay connected. The kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space, giving you both style and function from day one. Durable LVP flooring runs through the main living areas, making cleaning quick and easy. The primary suite offers a quiet place to recharge, complete with a walk-in closet that gives you the storage you need to stay organized. Two additional bedrooms provide flexibility for guests, a home office, or hobbies. Step outside to a fenced-in yard that’s ready for pets, outdoor seating, or a small garden. It’s a private space you can enjoy without a lot of maintenance. Located in Easley, this home puts you close to everyday shopping, dining, and major routes for an easy commute. Built just a few years ago, it gives you the feel of a newer home without the wait of new construction. If you’re looking for a clean, modern space with simple upkeep and smart design, this one checks the boxes.

16. 2026-05-14
    listed $219,900 Active 1383-char remark

    Show marketing remark (1383 chars)

    Step into easy living with this low-maintenance townhome built in 2021, offering modern finishes and a layout that fits the way you live today. With 3 bedrooms, 2 baths, and 1,536 square feet, this home gives you the space you need without the upkeep you don’t. The open-concept main living area creates a smooth flow from the kitchen to the living and dining spaces, making it simple to cook, relax, and stay connected. The kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space, giving you both style and function from day one. Durable LVP flooring runs through the main living areas, making cleaning quick and easy. The primary suite offers a quiet place to recharge, complete with a walk-in closet that gives you the storage you need to stay organized. Two additional bedrooms provide flexibility for guests, a home office, or hobbies. Step outside to a fenced-in yard that’s ready for pets, outdoor seating, or a small garden. It’s a private space you can enjoy without a lot of maintenance. Located in Easley, this home puts you close to everyday shopping, dining, and major routes for an easy commute. Built just a few years ago, it gives you the feel of a newer home without the wait of new construction. If you’re looking for a clean, modern space with simple upkeep and smart design, this one checks the boxes.

17. 2021-08-18
    soldstatus $116,250

ⓘ 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: $3,320 · $277/mo
• Projected year-2 tax: $3,320 · $277/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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,932
• − Mortgage interest: −$12,318
• − Property taxes: −$3,320
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − HOA: −$1,680
• − Depreciation: −$6,397
• Taxable loss: −$5,551
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-489/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

This 2021 townhome offers modern finishes and a low-maintenance lifestyle with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Landscaping — Improves curb appeal and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Landscaping — Improves curb appeal and tenant satisfaction ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easley, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+89.2% since first listed

3 events — show timeline

• 2026-05-14 Listed $219,900 WUMLS
• 2026-05-14 Listed $219,900 Greater Greenville MLS
• 2021-08-18 Sold (Public Records) $116,250 Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,320 · +10.9% YoY. Source: county tax records.