1189 49 Hwy · Watts Mills, SC 29360

$150,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily · 3 Days on market

Fair condition 5.00 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT!! Amazing Opportunity in Growing Laurens County to Own a 1910 Brick Bungalow on 5 Gorgeous Acres!! This Awesome Home Features a Full Length Front Porch and Huge Rear Screened Porch, Hardwood Floors, Soaring Beadboard Ceilings & Giant Windows! Offering 3 Large Bedrooms & BiG Bathroom w/ Functional Kitchen, this home Needs a Little TLC but is Livable, Loveable & Functional!! New Roof in 2025! Nestled on 5 Beautiful Acres, It's Your Chance to Live Your Best Country Life!! Just Minutes to I-385 and Simpsonville \ Fountain Inn Restaurants & Shopping & Lovely Laurens Downtown Square!! Don't Miss this Rare Opportunity!

Key facts

• Functional kitchen
• Beadboard ceilings
• Giant windows

Tags

• FULL LENGTH FRONT PORCH
• HUGE REAR SCREENED PORCH
• HARDWOOD FLOORS
• BEADBOARD CEILINGS
• GIANT WINDOWS
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Other: Property disclosures required (lead based paint and residential property discovery)
• HOA & community: No HOA fees

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Well water; Septic system; Private garbage pickup
• Home design: Single-story home
• Construction: Full brick veneer exterior; Composition shingle roof; Crawl space foundation; Estimated age unknown
• Exterior features: Front porch; Screened porch; Covered back porch; Some trees on property

Interior

• Kitchen: Kitchen approx. 9 x 8; Stand-alone electric range
• Bedrooms: Primary bedroom on main level; Primary bedroom approx. 12 x 12; Second bedroom approx. 12 x 10; Third bedroom approx. 12 x 10; Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Electric cooling; Electric water heater
• Interior features: Cable available; 9+ foot ceilings; Ceiling fans; Masonry fireplace
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $59 ($709/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 $139k (7.5% below list).
• Recommended offer: $139k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#367 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ford Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 416 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 153 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $138,697 (7.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-20,522
• Equity at exit: $22,365

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-12,939
• Equity at exit: $12,969

Cash invested: $42,000 (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 29360

• Home prices YoY: -23.7%
• Active inventory: 153
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $59

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 91%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $150,000 Pending 3 DOM
2. 2026-06-08
   days on market $150,000 Active 3 DOM
3. 2026-06-07
   days on market $150,000 Active 2 DOM
4. 2026-06-07
   remarks 649-char remark
5. 2026-06-07
   listed $150,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $16,644
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,364
• Taxable loss: −$1,785
• Est. tax savings @ 24.0%: +$428
• 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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 1910 brick bungalow on 5 acres requires moderate renovations to improve its condition and value. Key updates include replacing appliances, fixtures, and HVAC system, as well as painting and updating the interior and exterior. The property has a good roof and a functional layout, making it a solid investment opportunity.

Repairs flagged

• Major kitchen appliances — need replacement
• Major bathroom fixtures — need replacement
• Major HVAC system — need replacement

Value-add opportunities

• Resale update kitchen appliances — modern appliances attract buyers
• Resale replace bathroom fixtures — modern fixtures attract buyers
• Both replace HVAC system — modern HVAC system improves comfort and energy efficiency
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpeting — new carpeting improves comfort and aesthetics
• Both repair ceiling — repairing the ceiling enhances safety and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · need replacement	Major	$15,000–50,000
bathroom fixtures · need replacement	Major	$15,000–50,000
HVAC system · need replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances attract buyers ↑
• Resale replace bathroom fixtures — modern fixtures attract buyers ↑
• Both replace HVAC system — modern HVAC system improves comfort and energy efficiency ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — new carpeting improves comfort and aesthetics ↑
• Both repair ceiling — repairing the ceiling enhances safety and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Laurens 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Watts Mills

• Score: 50/100
• State rank: #367
• US rank: #25678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,066

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.09%
• Current HPI: 193.5371
• Rent YoY: —
• Metro: —
• 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

• 2026-06-05 Listed $150,000 Greater Greenville MLS