723 Zion Church Rd · Easley, SC 29642

$249,900

2 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 3 Days on market

Built 2000 0.71 ac lot

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 723 Zion Church Road - this 3 bedroom, 2 bathroom home has been completely remodeled from top to bottom and is truly move-in ready. Featuring a long list of major upgrades including a new roof, new HVAC system, new driveway, new windows, new cabinets, and beautiful granite countertops, this property offers the feel of a brand-new home without the new construction price. Situated on nearly 3/4 of an acre and conveniently located between Easley and Powdersville, you'll enjoy both space and easy access to nearby shopping, dining, and amenities. With all the big-ticket items already taken care of, this home is FHA ready and an excellent option for buyers looking for quality and value. Schedule your showing today - this one won't last long!

Key facts

• New driveway
• New cabinets
• Granite countertops

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW DRIVEWAY
• NEW WINDOWS
• NEW CABINETS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (34.1% below list).
• Recommended offer: $165k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Easley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Forest Acres Elementary (math 58% / reading 55%, grade C+, #108 of 597 statewide, top 18%, 710 students, 55% 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 65% FRL vs 42% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.3%/yr); 321 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $2k; list at $250k implies a 12395% gain — meaningful room to come down on a strong offer.

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 $164,566 (34.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.66% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-51,391
• Equity at exit: $37,261

10-year hold

• IRR: -10.2%
• Equity multiple: 0.32×
• Total profit: $-47,307
• Equity at exit: $21,607

Cash invested: $69,972 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 321
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-231

Break-even live

Break-even rent $1,938

Max offer price $209,137

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-160	+0% $-231	+5% $-301	+10% $-372
Rent	-10% $-361	-5% $-296	+0% $-231	+5% $-166	+10% $-101
Rate	-1.0pp $-105	-0.5pp $-167	base $-231	+0.5pp $-296	+1.0pp $-361

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-27
   status Pending 756-char remark

   Show marketing remark (756 chars)

   Welcome to 723 Zion Church Road - this 3 bedroom, 2 bathroom home has been completely remodeled from top to bottom and is truly move-in ready. Featuring a long list of major upgrades including a new roof, new HVAC system, new driveway, new windows, new cabinets, and beautiful granite countertops, this property offers the feel of a brand-new home without the new construction price. Situated on nearly 3/4 of an acre and conveniently located between Easley and Powdersville, you'll enjoy both space and easy access to nearby shopping, dining, and amenities. With all the big-ticket items already taken care of, this home is FHA ready and an excellent option for buyers looking for quality and value. Schedule your showing today - this one won't last long!

2. 2026-04-27
   status Pending

   Show marketing remark (756 chars)

   Welcome to 723 Zion Church Road - this 3 bedroom, 2 bathroom home has been completely remodeled from top to bottom and is truly move-in ready. Featuring a long list of major upgrades including a new roof, new HVAC system, new driveway, new windows, new cabinets, and beautiful granite countertops, this property offers the feel of a brand-new home without the new construction price. Situated on nearly 3/4 of an acre and conveniently located between Easley and Powdersville, you'll enjoy both space and easy access to nearby shopping, dining, and amenities. With all the big-ticket items already taken care of, this home is FHA ready and an excellent option for buyers looking for quality and value. Schedule your showing today - this one won't last long!

3. 2026-04-24
   listed $249,900 Active 756-char remark

   Show marketing remark (756 chars)

   Welcome to 723 Zion Church Road - this 3 bedroom, 2 bathroom home has been completely remodeled from top to bottom and is truly move-in ready. Featuring a long list of major upgrades including a new roof, new HVAC system, new driveway, new windows, new cabinets, and beautiful granite countertops, this property offers the feel of a brand-new home without the new construction price. Situated on nearly 3/4 of an acre and conveniently located between Easley and Powdersville, you'll enjoy both space and easy access to nearby shopping, dining, and amenities. With all the big-ticket items already taken care of, this home is FHA ready and an excellent option for buyers looking for quality and value. Schedule your showing today - this one won't last long!

4. 2026-04-24
   listed $249,900 Active

   Show marketing remark (756 chars)

   Welcome to 723 Zion Church Road - this 3 bedroom, 2 bathroom home has been completely remodeled from top to bottom and is truly move-in ready. Featuring a long list of major upgrades including a new roof, new HVAC system, new driveway, new windows, new cabinets, and beautiful granite countertops, this property offers the feel of a brand-new home without the new construction price. Situated on nearly 3/4 of an acre and conveniently located between Easley and Powdersville, you'll enjoy both space and easy access to nearby shopping, dining, and amenities. With all the big-ticket items already taken care of, this home is FHA ready and an excellent option for buyers looking for quality and value. Schedule your showing today - this one won't last long!

5. 2000-07-25
   soldstatus $2,000

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$30/yr (+$3/mo · 2.2%)

ⓘ 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 · 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: $19,748
• − Mortgage interest: −$13,998
• − Property taxes: −$1,394
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$7,270
• Taxable loss: −$7,324
• Est. tax savings @ 24.0%: +$1,758
• After-tax cash flow: $-1,011/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

• 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 (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 (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 · 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: ▼ -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

+12395.0% since first listed

5 events — show timeline

• 2026-04-27 Pending — WUMLS
• 2026-04-27 Pending — Greater Greenville MLS
• 2026-04-24 Listed $249,900 Greater Greenville MLS
• 2026-04-24 Listed $249,900 WUMLS
• 2000-07-25 Sold (Public Records) $2,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,394 · +35.2% YoY. Source: county tax records.