202 Keith Ln · Utica, SC 29678

$190,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 18 Days on market

Built 1999 0.60 ac lot Est $272k · 30% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! This property offers tremendous potential and could be an excellent opportunity for a rental property, renovation project, or fix-and-flip investment. Conveniently located in an established neighborhood just minutes from downtown Seneca, the home provides easy access to shopping, dining, schools, and local amenities. The property features a spacious kitchen, a dedicated dining area with plenty of room for large family gatherings, a comfortable living room, three bedrooms, and two full bathrooms. One of the standout features is the expansive 50' x 6' covered front porch, offering the perfect spot to relax in a rocking chair and enjoy your morning coffee. Outside, you'l

Key facts

• Private backyard
• 0.6 acre lot
• 2 garage spots

Tags

• PRIVATE BACKYARD
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Detached garage; Driveway; 2-car garage
• Utilities: Electricity available; Public water
• Home design: Single-story home; Vinyl siding exterior; Built within the last 21–30 years; City lot in a subdivision
• Construction: Crawlspace foundation
• Exterior features: Front porch; Porch

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/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 $189k (0.5% below list).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.6% in Utica — 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 64/100 on livability (#158 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge Elementary (math 29% / reading 25%, grade F, #421 of 597 statewide, top 73%, 597 students, 100% FRL); Seneca Middle (math 36% / reading 40%, grade F, #86 of 229 statewide, top 39%, 781 students, 77% FRL); Seneca High (math 62% / reading 87%, grade B+, #38 of 196 statewide, top 20%, 1,052 students, 67% FRL) — zoned schools average 82% FRL vs 50% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 370 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).
• This rent runs 43% of the median local income ($53k/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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($187k) 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 $187,150 (1.5% 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 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?
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: 0.99% ✗
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $271,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 Utica Bend Ct	0.22mi	3/2.0	1,321 (-6%)	2mo	$275,000	$208	79
502 Keith Ln	0.20mi	3/2.0	1,288 (-8%)	5mo	$256,000	$199	73
405 Keith Ln	0.16mi	3/2.0	1,206 (-14%)	7mo	$201,000	$167	64
111 Jason Dr	0.41mi	3/2.0	1,303 (-7%)	9mo	$250,000	$192	62
206 N Stonegate Dr	0.70mi	3/2.0	1,400 (0%)	14mo	$271,000	$194	55
406 Woodland Dr	0.72mi	3/2.0	1,316 (-6%)	4mo	$270,000	$205	53
510 Sherwood Dr	0.74mi	3/2.0	1,474 (+5%)	6mo	$215,000	$146	52
620 Sandstone Dr	0.62mi	3/2.0	1,500 (+7%)	9mo	$291,900	$195	52
1316 E South 6th St	0.72mi	3/2.0	1,506 (+8%)	8mo	$215,000	$143	47
217 N Stonegate Dr	0.67mi	3/2.0	1,585 (+13%)	7mo	$314,000	$198	41
16 Sirrine St	0.40mi	3/2.0	1,192 (-15%)	19mo	$200,000	$168	41
214 Stonegate Dr	0.70mi	3/2.0	1,600 (+14%)	12mo	$262,500	$164	34

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $3,001
• Equity at exit: $28,330

10-year hold

• IRR: 14.8%
• Equity multiple: 2.43×
• Total profit: $76,207
• Equity at exit: $16,428

Cash invested: $53,200 (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 29678

• Home prices YoY: -32.5%
• Rents YoY: 7.7%
• Active inventory: 370
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $385

Break-even live

Break-even rent $1,403

Max offer price $190,000

Occupancy floor 75%

Sensitivity live

Price	-10% $492	-5% $439	+0% $385	+5% $114	+10% $49
Rent	-10% $235	-5% $310	+0% $385	+5% $459	+10% $534
Rate	-1.0pp $480	-0.5pp $433	base $385	+0.5pp $336	+1.0pp $285

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Wells Station Rd Seneca, SC	3.0	2.0	1300	$2,150	$1.65	25d	1	0.33mi
131 Eric Dr Seneca, SC	3.0	2.0	1611	$1,700	$1.06	25d	1	0.40mi

Listing history 12 events

1. 2026-06-22
   days on market $190,000 Active 18 DOM
2. 2026-06-18
   days on market $190,000 Active 15 DOM
3. 2026-06-17
   days on market $190,000 Active 14 DOM
4. 2026-06-16
   days on market $190,000 Active 13 DOM
5. 2026-06-15
   days on market $190,000 Active 12 DOM
6. 2026-06-13
   days on market $190,000 Active 10 DOM
7. 2026-06-10
   days on market $190,000 Active 7 DOM
8. 2026-06-09
   days on market $190,000 Active 6 DOM
9. 2026-06-08
   days on market $190,000 Active 5 DOM
10. 2026-06-07
    days on market $190,000 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $190,000 Active 1 DOM

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: +$692/yr (+$58/mo · 176.8%)

ⓘ 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 100% 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: $22,677
• − Mortgage interest: −$10,643
• − Property taxes: −$391
• − Insurance: −$950
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$5,527
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $4,248/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Utica

• Score: 64/100
• State rank: #158
• US rank: #14701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, SC
• County: Oconee County · 36,517 people
• Metro: Seneca, SC
• Population (ZIP): 23,767
• Household income: $52,550
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 822.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.37%
• Current HPI: 189.6751
• Rent YoY: ▲ 7.71%
• Metro: Seneca, 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

• 2026-06-02 Listed $190,000 WUMLS

Property tax history

+2.6%/yr

Latest (2025): $391 · +0.0% YoY. Source: county tax records.