318 Cora St · Laurens, SC 29360

$72,000

1 bd · 1.0 ba · 400 sqft · Other · 44 Days on market

0.36 ac lot

---

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 +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice level building lot that is next to adjoining lot which also available. Buy both lots and save on the purchase price. Very sparsely treed and ready to build on. These lots are situated close to I-385,Greenville, Greenwood and uptown Laurens for all your shopping needs along with physicians, churches, and local hospitals. Don't miss this opportunity to own a nice building lot at an attractive price, these lots won't last !!

Key facts

• Solid foundation
• Outdoor living space
• Generous lot size

Tags

• SPACIOUS 0.36-ACRE LOT
• PLUMBING ALREADY COMPLETED
• SOLID FOUNDATION
• GENEROUS LOT SIZE
• OUTDOOR LIVING SPACE

Property features AI

Finance

• HOA & community: No HOA and no community amenities

Exterior

• Parking: Driveway parking (unpaved); No garage
• Utilities: Public water; Public sewer; Garbage pickup provided; Water heater: see remarks
• Home design: Single-story home; Approximate age unknown
• Construction: Stone exterior; Architectural roof; Crawl space foundation
• Exterior features: Level lot; Outbuilding (storage)

Interior

• Kitchen: Kitchen approximately 10 x 6; No appliances included
• Bedrooms: One bedroom on the main level (approximately 10 x 11)
• Flooring: Flooring: see remarks
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: See remarks for additional interior details; No fireplace
• Laundry & utility: Laundry on first floor with washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.5% in Laurens — 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 68/100 on livability (#79 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D, crime F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ford Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 416 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 153 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $19k; list at $72k implies a 279% gain — meaningful room to come down on a strong offer.

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 $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.45% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.30%
• DSCR: 1.99
• 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: 15.1%
• Equity multiple: 1.60×
• Total profit: $12,184
• Equity at exit: $10,735

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $41,287
• Equity at exit: $6,225

Cash invested: $20,160 (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 29360

• Home prices YoY: -23.7%
• Active inventory: 153
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $375

Break-even live

Break-even rent $572

Max offer price $72,000

Occupancy floor 59%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $72,000 Active 44 DOM
2. 2026-06-18
   days on market $72,000 Active 43 DOM
3. 2026-06-17
   days on market $72,000 Active 42 DOM
4. 2026-06-16
   days on market $72,000 Active 41 DOM
5. 2026-06-15
   days on market $72,000 Active 40 DOM
6. 2026-06-14
   days on market $72,000 Active 38 DOM
7. 2026-06-12
   days on market $72,000 Active 37 DOM
8. 2026-06-09
   days on market $72,000 Active 34 DOM
9. 2026-06-08
   days on market $72,000 Active 33 DOM
10. 2026-06-07
    days on market $72,000 Active 32 DOM
11. 2026-06-07
    days on market $72,000 Active 31 DOM
12. 2026-06-03
    days on market $72,000 Active 28 DOM
13. 2026-06-02
    days on market $72,000 Active 27 DOM
14. 2026-06-01
    days on market $72,000 Active 26 DOM
15. 2026-05-31
    days on market $72,000 Active 25 DOM
16. 2026-05-30
    days on market $72,000 Active 24 DOM
17. 2026-05-06
    listed $72,000 Active
18. 2022-09-30
    soldstatus $19,000
19. 2015-12-08
    soldstatus $7,000
20. 2015-12-02
    soldstatus $3,500 436-char remark

    Show marketing remark (436 chars)

    Very nice level building lot that is next to adjoining lot which also available. Buy both lots and save on the purchase price. Very sparsely treed and ready to build on. These lots are situated close to I-385,Greenville, Greenwood and uptown Laurens for all your shopping needs along with physicians, churches, and local hospitals. Don't miss this opportunity to own a nice building lot at an attractive price, these lots won't last !!

21. 2015-07-14
    listed $4,500 436-char remark

    Show marketing remark (436 chars)

    Very nice level building lot that is next to adjoining lot which also available. Buy both lots and save on the purchase price. Very sparsely treed and ready to build on. These lots are situated close to I-385,Greenville, Greenwood and uptown Laurens for all your shopping needs along with physicians, churches, and local hospitals. Don't miss this opportunity to own a nice building lot at an attractive price, these lots won't last !!

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $532 · $44/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,555
• − Mortgage interest: −$4,033
• − Property taxes: −$532
• − Insurance: −$360
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,095
• Taxable income: $3,527
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $3,650/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: Laurens 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Laurens

• Score: 68/100
• State rank: #79
• US rank: #9104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurens, SC
• City population: 22,066
• Population (ZIP): 22,066

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.09%
• Current HPI: 193.5371
• 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

+1500.0% since first listed

5 events — show timeline

• 2026-05-06 Listed $72,000 Greater Greenville MLS
• 2022-09-30 Sold (Public Records) $19,000 Public Records
• 2015-12-08 Sold (Public Records) $7,000 Public Records
• 2015-12-02 Sold (MLS) $3,500 GAOR
• 2015-07-14 Listed $4,500 GAOR

Property tax history

+17.1%/yr

Latest (2025): $532 · +15.9% YoY. Source: county tax records.