1106 Farrs Bridge Rd · Arial, SC 29671

$110,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 77 Days on market

Built 1989 0.43 ac lot Est $122k · 10% under

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Why this score? — see what drove the B 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 +29.8/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

Key facts

• 0.43 acre lot
• Garage
• Built 1989

Property features AI

Finance

• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Detached 1-car garage; Detached 2-car garage; Detached carport; Paved driveway
• Utilities: Public water; Electric water heater; Septic sewer; Private garbage pickup
• Home design: Single-story residence; Built in 1989; Crawl space foundation
• Construction: Metal roof; Vinyl siding exterior
• Exterior features: Front porch; Screened porch; Some storm windows; Vinyl/aluminum trim; Level lot with some trees; Outbuilding with electricity

Interior

• Kitchen: Dishwasher; Refrigerator; Electric standalone range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level with full bath, tub/shower, and walk-in closet; Primary bedroom ~12 x 12; Second bedroom ~10 x 9; Third bedroom ~9 x 9
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Ceiling fans; Blown ceiling insulation; Smoke detectors; Walk-in closets; Non-standard countertops
• Laundry & utility: Walk-in laundry; Additional workshop space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.2% in Arial — 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 (#173 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Pickens Elementary (math 34% / reading 36%, grade F, #339 of 597 statewide, top 57%, 498 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: 173 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 $761 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Welborn Rd	0.22mi	4/2.0 (+1)	1,489 (+11%)	0mo	$135,000	$91	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: 6.5%
• Equity multiple: 1.25×
• Total profit: $7,810
• Equity at exit: $16,401

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $39,685
• Equity at exit: $9,511

Cash invested: $30,800 (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 29671

• Home prices YoY: -11.8%
• Active inventory: 173
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $403

Break-even live

Break-even rent $827

Max offer price $110,000

Occupancy floor 65%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $110,000 Active 77 DOM
2. 2026-06-17
   days on market $110,000 Active 76 DOM
3. 2026-06-16
   days on market $110,000 Active 75 DOM
4. 2026-06-15
   days on market $110,000 Active 74 DOM
5. 2026-06-13
   statusdays on market $110,000 Active 72 DOM
6. 2026-06-10
   days on market $110,000 Contingency Contract 69 DOM
7. 2026-06-09
   days on market $110,000 Contingency Contract 68 DOM
8. 2026-06-08
   days on market $110,000 Contingency Contract 67 DOM
9. 2026-06-07
   days on market $110,000 Contingency Contract 66 DOM
10. 2026-06-05
    days on market $110,000 Contingency Contract 63 DOM
11. 2026-06-03
    days on market $110,000 Contingency Contract 62 DOM
12. 2026-06-03
    days on market $110,000 Contingency Contract 61 DOM
13. 2026-06-01
    days on market $110,000 Contingency Contract 60 DOM
14. 2026-05-31
    days on market $110,000 Contingency Contract 59 DOM
15. 2026-04-24
    status Pending 1226-char remark

    Show marketing remark (1226 chars)

    Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

16. 2026-04-24
    historical Contingency Contract

    Show marketing remark (1226 chars)

    Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

17. 2026-04-24
    historical Active Under Contract 1226-char remark

    Show marketing remark (1226 chars)

    Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

18. 2026-04-02
    listed $110,000 Active 1226-char remark

    Show marketing remark (1226 chars)

    Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

19. 2026-04-02
    listed $110,000 Active

    Show marketing remark (1226 chars)

    Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

20. 2026-04-02
    listed $110,000 Active 1226-char remark

    Show marketing remark (1226 chars)

    Investor Special – Rental, Business, or Live/Work Opportunity! Unlock the potential with this versatile property offering endless possibilities for investors, business owners, or buyers looking for a live/work setup. The property includes a separate workshop with electricity on its own meter and bill, making it ideal for a small business, hobby space, or additional rental income opportunity. There is ample parking thanks to the small parking lot, plus a boat shed and carport for extra storage and covered parking. The partially fenced yard adds functionality for pets, equipment, or storage. The home features 3 bedrooms, 2 bathrooms, a living room, kitchen, dining room, and a laundry room conveniently located off the kitchen. A back sunroom provides additional flexible space that could be used as an office, sitting area, or mudroom. The house is currently in need of some work, making this a great opportunity for investors or buyers looking to add value and build equity. With the separate workshop, extra parking, and flexible layout, this property has strong potential as a rental, business location, or renovation project. Being sold as-is. Great opportunity to build equity and maximize income potential!

21. 2015-02-25
    soldstatus $65,000
22. 2010-05-31
    historical
23. 2009-11-04
    listed $46,500
24. 2008-12-08
    historical
25. 2008-07-07
    listed $64,900
26. 2008-06-19
    historical
27. 2007-06-18
    listed $64,900

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$256/yr (+$21/mo · 69.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,053
• − Mortgage interest: −$6,162
• − Property taxes: −$371
• − Insurance: −$550
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,200
• Taxable income: $3,202
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $4,070/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 — Arial

• Score: 63/100
• State rank: #173
• US rank: #15518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,210

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -41.29%
• Current HPI: 307.8618
• 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

+69.5% since first listed

13 events — show timeline

• 2026-04-24 Pending — SPMLS
• 2026-04-24 Contingent — Greater Greenville MLS
• 2026-04-24 Contingent — WUMLS
• 2026-04-02 Listed $110,000 WUMLS
• 2026-04-02 Listed $110,000 Greater Greenville MLS
• 2026-04-02 Listed $110,000 SPMLS
• 2015-02-25 Sold (Public Records) $65,000 Public Records
• 2010-05-31 Listing Removed — Greater Greenville MLS
• 2009-11-04 Listed $46,500 Greater Greenville MLS
• 2008-12-08 Listing Removed — Greater Greenville MLS
• 2008-07-07 Listed $64,900 Greater Greenville MLS
• 2008-06-19 Listing Removed — Greater Greenville MLS
• 2007-06-18 Listed $64,900 Greater Greenville MLS

Property tax history

-0.3%/yr

Latest (2025): $371 · +5.7% YoY. Source: county tax records.