208 Tyler Ct · Easley, SC 29642

$239,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 17 Days on market

Built 2003 0.56 ac lot Est $249k · 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 +18.5/30.0
• ARV discount +9.2/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is why you need to choose this forever home, it is ideal for families seeking a serene environment with modern comforts on the .56 acres, it offers a blend of privacy and natural beauty, this 4/2 home is spaciously designed to maximize comfort and functionality, the living room is the central hub, while the kitchen will be the place to prepare daily meals of love, this permanent home is perfect for families with fur babies, children or those seeking peace and privacy, and that is exactly what you will get on the quiet evening with a nice glass of red, overlooking the beautiful backyard nestled by Gods creation of trees, so schedule a viewing today and experience the charm and potential of this forever home. f sq ft is important, buyer agent may verify for accurate footage.

Key facts

• Half an acre lot
• New water heater
• No hoa

Tags

• HALF AN ACRE LOT
• NO HOA
• ZONED FOR WREN SCHOOLS
• NEW ROOF
• NEW WATER HEATER
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.3% below list).
• Recommended offer: $214k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hunt Meadows Elementary (math 61% / reading 54%, grade C+, #99 of 597 statewide, top 17%, 574 students, 47% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 315 active listings in the ZIP; solid renter incomes; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $214,408 (10.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $248,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Tyler Ct	0.03mi	3/2.0 (-1)	1,450 (-14%)	22mo	$215,000	$148	52

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-19,142
• Equity at exit: $35,636

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $23,619
• Equity at exit: $20,664

Cash invested: $66,920 (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

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 315
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $229

Break-even live

Break-even rent $1,854

Max offer price $239,000

Occupancy floor 84%

Sensitivity live

Price	-10% $364	-5% $297	+0% $229	+5% $161	+10% $94
Rent	-10% $60	-5% $144	+0% $229	+5% $314	+10% $399
Rate	-1.0pp $349	-0.5pp $290	base $229	+0.5pp $167	+1.0pp $104

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-28
   status Pending
2. 2026-04-10
   listed $239,000 Active
3. 2025-12-07
   historical
4. 2025-10-21
   price $235,000
5. 2025-07-08
   price $240,000
6. 2025-05-06
   listed $250,000 Active
7. 2024-06-25
   soldstatus $213,000
8. 2024-06-24
   soldstatus $213,000 Sold 789-char remark

   Show marketing remark (789 chars)

   This is why you need to choose this forever home, it is ideal for families seeking a serene environment with modern comforts on the .56 acres, it offers a blend of privacy and natural beauty, this 4/2 home is spaciously designed to maximize comfort and functionality, the living room is the central hub, while the kitchen will be the place to prepare daily meals of love, this permanent home is perfect for families with fur babies, children or those seeking peace and privacy, and that is exactly what you will get on the quiet evening with a nice glass of red, overlooking the beautiful backyard nestled by Gods creation of trees, so schedule a viewing today and experience the charm and potential of this forever home. f sq ft is important, buyer agent may verify for accurate footage.

9. 2024-05-28
   status Pending 789-char remark

   Show marketing remark (789 chars)

   This is why you need to choose this forever home, it is ideal for families seeking a serene environment with modern comforts on the .56 acres, it offers a blend of privacy and natural beauty, this 4/2 home is spaciously designed to maximize comfort and functionality, the living room is the central hub, while the kitchen will be the place to prepare daily meals of love, this permanent home is perfect for families with fur babies, children or those seeking peace and privacy, and that is exactly what you will get on the quiet evening with a nice glass of red, overlooking the beautiful backyard nestled by Gods creation of trees, so schedule a viewing today and experience the charm and potential of this forever home. f sq ft is important, buyer agent may verify for accurate footage.

10. 2024-05-09
    historical Contingency Contract 789-char remark

    Show marketing remark (789 chars)

    This is why you need to choose this forever home, it is ideal for families seeking a serene environment with modern comforts on the .56 acres, it offers a blend of privacy and natural beauty, this 4/2 home is spaciously designed to maximize comfort and functionality, the living room is the central hub, while the kitchen will be the place to prepare daily meals of love, this permanent home is perfect for families with fur babies, children or those seeking peace and privacy, and that is exactly what you will get on the quiet evening with a nice glass of red, overlooking the beautiful backyard nestled by Gods creation of trees, so schedule a viewing today and experience the charm and potential of this forever home. f sq ft is important, buyer agent may verify for accurate footage.

11. 2024-05-07
    listed $217,000 Active 789-char remark

    Show marketing remark (789 chars)

    This is why you need to choose this forever home, it is ideal for families seeking a serene environment with modern comforts on the .56 acres, it offers a blend of privacy and natural beauty, this 4/2 home is spaciously designed to maximize comfort and functionality, the living room is the central hub, while the kitchen will be the place to prepare daily meals of love, this permanent home is perfect for families with fur babies, children or those seeking peace and privacy, and that is exactly what you will get on the quiet evening with a nice glass of red, overlooking the beautiful backyard nestled by Gods creation of trees, so schedule a viewing today and experience the charm and potential of this forever home. f sq ft is important, buyer agent may verify for accurate footage.

12. 2003-05-16
    soldstatus $14,450

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,362 · $114/mo
• Expected delta: +$21/yr (+$2/mo · 1.6%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,729
• − Mortgage interest: −$13,388
• − Property taxes: −$1,341
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$6,953
• Taxable loss: −$1,264
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $3,053/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: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 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

• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• Metro: Greenville-Anderson, SC
• 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

+1554.0% since first listed

12 events — show timeline

• 2026-04-28 Pending — Greater Greenville MLS
• 2026-04-10 Listed $239,000 Greater Greenville MLS
• 2025-12-07 Listing Removed — Greater Greenville MLS
• 2025-10-21 Price Changed $235,000 Greater Greenville MLS
• 2025-07-08 Price Changed $240,000 Greater Greenville MLS
• 2025-05-06 Listed $250,000 Greater Greenville MLS
• 2024-06-25 Sold (Public Records) $213,000 Public Records
• 2024-06-24 Sold (MLS) $213,000 Greater Greenville MLS
• 2024-05-28 Pending — Greater Greenville MLS
• 2024-05-09 Contingent — Greater Greenville MLS
• 2024-05-07 Listed $217,000 Greater Greenville MLS
• 2003-05-16 Sold (Public Records) $14,450 Public Records

Property tax history

+34.0%/yr

Latest (2025): $1,341 · +3253.1% YoY. Source: county tax records.