107 Academy St · Jonesville, SC 29379

$79,000

5 bd · 2.0 ba · 3,220 sqft · Other public records · 246 Days on market

0.66 ac lot ↓ 56% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

investment property. Property is being sold AS IS. Seller has not occupied the property. Buyer to verify all information deemed important. Seller is not accepting assignment contracts or offers involving third-party wholesale transactions. Seller will remove any remaining personal property not conveyed with the sale prior to closing.

Key facts

• Victorian farmhouse
• Clawfoot tubs
• Large kitchen

Tags

• VICTORIAN FARMHOUSE
• ORIGINAL DOUBLE GLASS DOORS
• CLAWFOOT TUBS
• LARGE KITCHEN
• SOLID STRUCTURE
• SPACIOUS ESTATE

Property features AI

Finance

• HOA & community: HOA fees include electric and gas

Exterior

• Parking: Detached 1-car garage; Paved driveway
• Utilities: Public water; Public sewer; Electric water heater; Public garbage pickup; Detached garage (service listed under utilities)
• Home design: Two stories plus basement; Approximately 50+ years old; Lead-based paint discovery required
• Construction: Wood exterior; Metal roof; Basement foundation; Basement
• Exterior features: Front porch; Balcony; Fenced yard; Corner lot

Interior

• Kitchen: Kitchen approximately 15 x 15; Dining room approximately 15 x 15
• Bedrooms: Primary bedroom: other/see remarks; Master bedroom approximately 16 x 15; Second bedroom approximately 16 x 15; Third bedroom approximately 16 x 15; Fourth bedroom approximately 16 x 15; Fifth bedroom approximately 14 x 15
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Smooth ceilings; Second living quarters in the basement; Partial finished basement; Basement storage space
• Laundry & utility: Laundry in basement; Dryer electric hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#254 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jonesville Elementary Middle (math 25% / reading 27%, grade F, #439 of 597 statewide, top 74%, 603 students, 43% FRL); Sims Middle (math 14% / reading 25%, grade F, #182 of 229 statewide, top 80%, 672 students, 100% FRL); Union County High (math 31% / reading 71%, grade D+, #148 of 196 statewide, top 76%, 1,069 students, 100% FRL) — zoned schools average 81% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $101k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.47% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.44%
• DSCR: 2.00
• GRM: 5.7

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: 15.2%
• Equity multiple: 1.61×
• Total profit: $13,534
• Equity at exit: $11,779

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $45,674
• Equity at exit: $6,830

Cash invested: $22,120 (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 29379

• Home prices YoY: -31.6%
• Active inventory: 124
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $414

Break-even live

Break-even rent $639

Max offer price $79,000

Occupancy floor 59%

Sensitivity live

Price	-10% $458	-5% $436	+0% $414	+5% $391	+10% $369
Rent	-10% $322	-5% $368	+0% $414	+5% $460	+10% $505
Rate	-1.0pp $453	-0.5pp $434	base $414	+0.5pp $393	+1.0pp $372

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $79,000 Active 246 DOM
2. 2026-06-19
   days on market $79,000 Active 244 DOM
3. 2026-06-18
   days on market $79,000 Active 243 DOM
4. 2026-06-17
   days on market $79,000 Active 242 DOM
5. 2026-06-16
   days on market $79,000 Active 241 DOM
6. 2026-06-15
   days on market $79,000 Active 240 DOM
7. 2026-06-14
   days on market $79,000 Active 238 DOM
8. 2026-06-12
   days on market $79,000 Active 237 DOM
9. 2026-06-09
   days on market $79,000 Active 234 DOM
10. 2026-06-08
    days on market $79,000 Active 233 DOM
11. 2026-06-07
    days on market $79,000 Active 232 DOM
12. 2026-06-05
    days on market $79,000 Active 229 DOM
13. 2026-06-03
    days on market $79,000 Active 228 DOM
14. 2026-06-02
    days on market $79,000 Active 227 DOM
15. 2026-06-01
    days on market $79,000 Active 226 DOM
16. 2026-05-31
    days on market $79,000 Active 225 DOM
17. 2026-05-30
    days on market $79,000 Active 224 DOM
18. 2026-04-03
    price $79,000
19. 2026-04-02
    status Active
20. 2026-01-01
    historical
21. 2025-11-22
    price $109,000
22. 2025-11-21
    status Active
23. 2025-11-18
    status Pending
24. 2025-11-08
    price $129,000
25. 2025-10-07
    price $129,900
26. 2025-07-16
    listed $179,900 Active

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $694 · $58/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,954
• − Mortgage interest: −$4,425
• − Property taxes: −$694
• − Insurance: −$395
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,298
• Taxable income: $3,909
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,025/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Jonesville

• Score: 59/100
• State rank: #254
• US rank: #20379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesville, SC
• Population (ZIP): 17,580

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -21.5pp toward R · 2008: -11.2pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+24.5 2016: R+19.3 2012: R+6.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.94%
• Current HPI: 158.1075
• 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

-56.1% since first listed

9 events — show timeline

• 2026-04-03 Price Changed $79,000 Greater Greenville MLS
• 2026-04-02 Relisted — Greater Greenville MLS
• 2026-01-01 Listing Removed — Greater Greenville MLS
• 2025-11-22 Price Changed $109,000 Greater Greenville MLS
• 2025-11-21 Relisted — Greater Greenville MLS
• 2025-11-18 Pending — Greater Greenville MLS
• 2025-11-08 Price Changed $129,000 Greater Greenville MLS
• 2025-10-07 Price Changed $129,900 Greater Greenville MLS
• 2025-07-16 Listed $179,900 Greater Greenville MLS

Property tax history

+0.9%/yr

Latest (2025): $694 · +6.6% YoY. Source: county tax records.