129 Boone Dr · Dacusville, SC 29640

$165,000

3 bd · 1.0 ba · 756 sqft · Other public records · 48 Days on market

Built 1971 0.66 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and conveniently located home in the heart of Easley! Offering 3 bedrooms and 1 full bath, this property provides comfortable living with plenty of functional space. Enjoy the ease of everyday living with a paved driveway, covered carport, and wheelchair-accessible ramp, providing both comfort and accessibility. Relax on the spacious covered front porch, perfect for morning coffee or evening unwinding. One of the standout features is the 30x25 workshop/garage, ideal for hobbies, storage, or a home-based business. Whether you need space to work, create, or store equipment, this property has you covered. Situated in a prime location, you?ll love the convenience to sho

Key facts

• Covered carport
• Paved driveway
• 30x25 workshop

Tags

• PAVED DRIVEWAY
• COVERED CARPORT
• WHEELCHAIR-ACCESSIBLE RAMP
• SPACIOUS COVERED FRONT PORCH
• 30X25 WORKSHOP

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• Financial info: No investor/multifamily financial details listed
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Detached 1-car garage; Detached 2-car carport; Driveway (paved asphalt); Workshop and outbuilding with electricity for storage
• Security: No security features listed
• Utilities: Public water; Septic sewer; Electric water heater; Private garbage pickup
• Home design: Single-story residence; Built in 1971; Crawl space foundation; Aluminum siding exterior; Metal roof
• Construction: Approximate year built 1971; Aluminum siding; Metal roof; Crawl space foundation
• Exterior features: Covered back porch; Deck; Handicap access; Level lot with some trees

Interior

• Kitchen: Kitchen approx. 11 x 11; Refrigerator; Electric oven
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level (approx. 13 x 11); Second bedroom approx. 11 x 9; Third bedroom approx. 8 x 7
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane gas heating; Multi-unit cooling system
• Interior features: Exterior ramp and handicap accessible; No fireplace; Other finished room (see remarks)
• Laundry & utility: Laundry on first floor with washer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $52 ($628/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 $151k (8.5% below list).
• Recommended offer: $151k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.4% in Dacusville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Dacusville Elementary (math 33% / reading 42%, grade F, #311 of 597 statewide, top 53%, 563 students, 100% FRL); Dacusville Middle (math 37% / reading 45%, grade F, #72 of 229 statewide, top 32%, 251 students, 81% FRL); Pickens High (math 37% / reading 78%, grade C, #116 of 196 statewide, top 59%, 1,376 students, 66% FRL) — zoned schools average 82% FRL vs 42% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 231 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $150,966 (8.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-19,184
• Equity at exit: $24,602

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $5,875
• Equity at exit: $14,266

Cash invested: $46,200 (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 29640

• Home prices YoY: -28.0%
• Rents YoY: 5.7%
• Active inventory: 231
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $52

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $166	-5% $109	+0% $52	+5% $-5	+10% $-62
Rent	-10% $-67	-5% $-7	+0% $52	+5% $112	+10% $172
Rate	-1.0pp $135	-0.5pp $94	base $52	+0.5pp $10	+1.0pp $-34

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $165,000 Active 48 DOM
2. 2026-06-18
   days on market $165,000 Active 45 DOM
3. 2026-06-17
   days on market $165,000 Active 44 DOM
4. 2026-06-16
   days on market $165,000 Active 43 DOM
5. 2026-06-15
   days on market $165,000 Active 42 DOM
6. 2026-06-13
   days on market $165,000 Active 40 DOM
7. 2026-06-10
   days on market $165,000 Active 37 DOM
8. 2026-06-09
   days on market $165,000 Active 36 DOM
9. 2026-06-08
   days on market $165,000 Active 35 DOM
10. 2026-06-07
    days on market $165,000 Active 34 DOM
11. 2026-06-05
    days on market $165,000 Active 31 DOM
12. 2026-06-03
    days on market $165,000 Active 30 DOM
13. 2026-06-03
    days on market $165,000 Active 29 DOM
14. 2026-06-01
    days on market $165,000 Active 28 DOM
15. 2026-05-31
    days on market $165,000 Active 27 DOM
16. 2026-05-04
    listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,116
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,800
• Taxable loss: −$2,125
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,138/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 — Dacusville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pickens County · 102,825 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 33,142
• Household income: $62,207
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 789.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -106.69%
• Current HPI: 274.4751
• Rent YoY: ▲ 5.69%
• 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

1 event — show timeline

• 2026-05-04 Listed $165,000 Greater Greenville MLS

Property tax history

+6.7%/yr

Latest (2021): $90 · -8.2% YoY. Source: county tax records.