108 E B Ave · Easley, SC 29640

$199,900

3 bd · 1.0 ba · 2,057 sqft · SingleFamily public records · 93 Days on market

Built 1960 Est $317k · 37% under ↓ 30% since listing

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION!! Located in the heart of downtown Easley. This all-brick beauty is move-in ready and a short walk to shopping, restaurants, the Doodle Trail, and all downtown Easley has to offer. On the first level is the den, kitchen with granite countertops, Laundry with washer/ dryer, dining and living rooms, 2 nice-size bedrooms and a one bathroom. On the second level is one very large 13x27 room that has so much potential as a 3rd bedroom/bonus/hobby room or office. Outside is a 2 car-carport with storage above. and last is something everyone needs a storm shelter. All appliances convey. Home is being sold “AS-IS”,

Key facts

• Downtown easley
• 2 car-carport
• Storm shelter

Tags

• DOWNTOWN EASLEY
• GRANITE COUNTERTOPS
• 2 CAR-CARPORT
• STORM SHELTER

Property features AI

Finance

• Other: Lead-based paint and residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Detached carport for 2 cars; Paved driveway; Garage/storage space available
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Natural gas available
• Home design: 1.5 story house; Home older than 50 years; Sloped gently lot
• Construction: Brick veneer exterior; Crawl space foundation; Architectural shingle roof; Approximate age: 50+ years
• Exterior features: Some storm doors; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Brick veneer (full); Architectural roof

Interior

• Kitchen: Kitchen approx. 9 x 11; Electric oven; Electric cooktop / smooth cooktop; Stand-alone smooth-top range; Pantry (closet and walk-in)
• Bedrooms: Primary bedroom on the main level (approx. 13 x 13); Second bedroom (approx. 11 x 11); Third bedroom (approx. 13 x 27)
• Flooring: Carpet; Ceramic tile; Laminate flooring; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Floor furnace; Forced air heating (natural gas); Wall/window cooling units (multiple)
• Interior features: Ceiling fans; Smooth ceilings; Granite countertops; Smoke detector; Pantry (closet and walk-in); Second living quarters on the second level; No fireplace
• Laundry & utility: Laundry on the 1st floor; Walk-in laundry; Stackable-capable laundry connections; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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: East End Elementary (math 54% / reading 49%, grade C-, #155 of 597 statewide, top 26%, 574 students, 78% FRL); Richard H. Gettys Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 1,284 students, 74% FRL); Easley High (math 47% / reading 83%, grade B, #85 of 196 statewide, top 45%, 1,904 students, 65% FRL) — zoned schools average 72% FRL vs 42% district-wide (30 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $316,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 E A Ave	0.09mi	4/3.0 (+1)	1,959 (-5%)	9mo	$419,000	$214	68
509 Oak Cir	0.44mi	4/2.5 (+1)	2,180 (+6%)	2mo	$312,000	$143	57
104 Carolina Ave	0.73mi	3/2.0	2,098 (+2%)	4mo	$310,000	$148	55
102 Park Way	0.27mi	4/2.5 (+1)	1,921 (-7%)	14mo	$350,000	$182	53
101 Oak Cir	0.26mi	3/2.0	1,798 (-13%)	12mo	$277,000	$154	53
304 E 2nd Ave	0.61mi	4/2.0 (+1)	2,250 (+9%)	3mo	$354,900	$158	44
113 Charles St	0.54mi	3/2.5	2,299 (+12%)	6mo	$475,000	$207	44
113 Garrison St	0.74mi	2/1.0 (-1)	2,018 (-2%)	16mo	$157,000	$78	44
205 Front St	0.69mi	3/2.0	1,920 (-7%)	13mo	$220,800	$115	42
101 Andrew Ave	0.74mi	2/1.0 (-1)	1,896 (-8%)	14mo	$230,000	$121	36
203 Front St	0.67mi	3/2.0	1,892 (-8%)	20mo	$339,000	$179	34
206 E 3rd Ave	0.68mi	4/2.5 (+1)	1,825 (-11%)	24mo	$245,000	$134	18

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-9,863
• Equity at exit: $29,806

10-year hold

• IRR: 7.9%
• Equity multiple: 1.67×
• Total profit: $37,370
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $266

Break-even live

Break-even rent $1,666

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $323	+0% $266	+5% $210	+10% $153
Rent	-10% $108	-5% $187	+0% $266	+5% $346	+10% $425
Rate	-1.0pp $367	-0.5pp $317	base $266	+0.5pp $215	+1.0pp $162

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	13d	1	0.38mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	4d	1	0.38mi
110 Wilbur St Easley, SC	3.0	2.5	1550	$1,750	$1.13	25d	1	0.63mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	4d	6	0.83mi
123 McCollum St Easley, SC	3.0	2.5	1800	$1,795	$1.00	12d	1	1.34mi

Listing history 44 events

1. 2026-06-18
   days on market $199,900 Active 93 DOM
2. 2026-06-17
   days on market $199,900 Active 92 DOM
3. 2026-06-16
   days on market $199,900 Active 91 DOM
4. 2026-06-15
   days on market $199,900 Active 90 DOM
5. 2026-06-13
   days on market $199,900 Active 88 DOM
6. 2026-06-10
   days on market $199,900 Active 85 DOM
7. 2026-06-09
   days on market $199,900 Active 84 DOM
8. 2026-06-08
   days on market $199,900 Active 83 DOM
9. 2026-06-07
   days on market $199,900 Active 82 DOM
10. 2026-06-05
    days on market $199,900 Active 79 DOM
11. 2026-06-03
    statusdays on market $199,900 Active 78 DOM
12. 2026-06-03
    days on market $199,900 Contingency Contract 77 DOM
13. 2026-06-01
    days on market $199,900 Contingency Contract 76 DOM
14. 2026-05-31
    days on market $199,900 Contingency Contract 75 DOM
15. 2026-05-19
    historical Active Under Contract 653-char remark

    Show marketing remark (653 chars)

    LOCATION, LOCATION, LOCATION!! Located in the heart of downtown Easley. This all-brick beauty is move-in ready and a short walk to shopping, restaurants, the Doodle Trail, and all downtown Easley has to offer. On the first level is the den, kitchen with granite countertops, Laundry with washer/ dryer, dining and living rooms, 2 nice-size bedrooms and a one bathroom. On the second level is one very large 13x27 room that has so much potential as a 3rd bedroom/bonus/hobby room or office. Outside is a 2 car-carport with storage above. and last is something everyone needs a storm shelter. All appliances convey. Home is being sold “AS-IS”,

16. 2026-05-19
    historical Contingency Contract

    Show marketing remark (653 chars)

    LOCATION, LOCATION, LOCATION!! Located in the heart of downtown Easley. This all-brick beauty is move-in ready and a short walk to shopping, restaurants, the Doodle Trail, and all downtown Easley has to offer. On the first level is the den, kitchen with granite countertops, Laundry with washer/ dryer, dining and living rooms, 2 nice-size bedrooms and a one bathroom. On the second level is one very large 13x27 room that has so much potential as a 3rd bedroom/bonus/hobby room or office. Outside is a 2 car-carport with storage above. and last is something everyone needs a storm shelter. All appliances convey. Home is being sold “AS-IS”,

17. 2026-03-17
    listed $199,900 Active 653-char remark

    Show marketing remark (653 chars)

    LOCATION, LOCATION, LOCATION!! Located in the heart of downtown Easley. This all-brick beauty is move-in ready and a short walk to shopping, restaurants, the Doodle Trail, and all downtown Easley has to offer. On the first level is the den, kitchen with granite countertops, Laundry with washer/ dryer, dining and living rooms, 2 nice-size bedrooms and a one bathroom. On the second level is one very large 13x27 room that has so much potential as a 3rd bedroom/bonus/hobby room or office. Outside is a 2 car-carport with storage above. and last is something everyone needs a storm shelter. All appliances convey. Home is being sold “AS-IS”,

18. 2026-03-17
    listed $199,900 Active

    Show marketing remark (653 chars)

    LOCATION, LOCATION, LOCATION!! Located in the heart of downtown Easley. This all-brick beauty is move-in ready and a short walk to shopping, restaurants, the Doodle Trail, and all downtown Easley has to offer. On the first level is the den, kitchen with granite countertops, Laundry with washer/ dryer, dining and living rooms, 2 nice-size bedrooms and a one bathroom. On the second level is one very large 13x27 room that has so much potential as a 3rd bedroom/bonus/hobby room or office. Outside is a 2 car-carport with storage above. and last is something everyone needs a storm shelter. All appliances convey. Home is being sold “AS-IS”,

19. 2026-03-16
    historical
20. 2026-03-16
    historical
21. 2026-02-09
    status Active
22. 2026-02-07
    historical
23. 2026-01-20
    price $214,000
24. 2026-01-19
    price $214,000
25. 2025-11-15
    price $220,000
26. 2025-11-14
    price $220,000
27. 2025-08-12
    price $225,000
28. 2025-08-12
    status Active
29. 2025-08-12
    price $225,000
30. 2025-07-21
    historical
31. 2025-03-10
    price $235,000
32. 2025-03-09
    price $235,000
33. 2024-08-25
    price $249,900
34. 2024-08-24
    price $249,900
35. 2024-03-25
    price $255,000
36. 2024-03-25
    status Active
37. 2024-03-25
    listed $255,000 Active
38. 2024-03-21
    historical
39. 2024-03-20
    historical
40. 2023-10-02
    price $275,000
41. 2023-10-01
    price $275,000
42. 2023-09-29
    listed $285,000 Active
43. 2023-09-20
    listed $285,000 Active
44. 2023-09-20
    listed $285,000 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 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 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,042
• − Mortgage interest: −$11,198
• − Property taxes: −$2,217
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,815
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $3,206/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 — 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

• Census place: Easley, SC
• County: Pickens County · 102,825 people
• City population: 69,994
• 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

-29.9% since first listed

30 events — show timeline

• 2026-05-19 Contingent — WUMLS
• 2026-05-19 Contingent — Greater Greenville MLS
• 2026-03-17 Listed $199,900 Greater Greenville MLS
• 2026-03-17 Listed $199,900 WUMLS
• 2026-03-16 Listing Removed — Greater Greenville MLS
• 2026-03-16 Listing Removed — WUMLS
• 2026-02-09 Relisted — Greater Greenville MLS
• 2026-02-07 Listing Removed — Greater Greenville MLS
• 2026-01-20 Price Changed $214,000 Greater Greenville MLS
• 2026-01-19 Price Changed $214,000 WUMLS
• 2025-11-15 Price Changed $220,000 Greater Greenville MLS
• 2025-11-14 Price Changed $220,000 WUMLS
• 2025-08-12 Price Changed $225,000 WUMLS
• 2025-08-12 Relisted — WUMLS
• 2025-08-12 Price Changed $225,000 Greater Greenville MLS
• 2025-07-21 Listing Removed — WUMLS
• 2025-03-10 Price Changed $235,000 Greater Greenville MLS
• 2025-03-09 Price Changed $235,000 WUMLS
• 2024-08-25 Price Changed $249,900 Greater Greenville MLS
• 2024-08-24 Price Changed $249,900 WUMLS
• 2024-03-25 Price Changed $255,000 WUMLS
• 2024-03-25 Relisted — WUMLS
• 2024-03-25 Listed $255,000 Greater Greenville MLS
• 2024-03-21 Listing Removed — Greater Greenville MLS
• 2024-03-20 Listing Removed — WUMLS
• 2023-10-02 Price Changed $275,000 Greater Greenville MLS
• 2023-10-01 Price Changed $275,000 WUMLS
• 2023-09-29 Listed $285,000 Greater Greenville MLS
• 2023-09-20 Listed $285,000 Greater Greenville MLS
• 2023-09-20 Listed $285,000 WUMLS

Property tax history

+17.0%/yr

Latest (2025): $2,217 · +10.7% YoY. Source: county tax records.