150 Ligon St #1001 · Clemson, SC 29631

$139,500

2 bd · 2.0 ba · 784 sqft · Condo public records · 8 Days on market

Built 1983 $170/mo HOA · 13% of rent

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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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 2 bath unit offers privacy & peaceful setting weather you're looking for full time, a gameday getaway or an investment opportunity. The layout is low maintenance easy to maintain. Owners & guests have access to an inground pool and pavilion which is a great place to spend time with friends. Easy access to Clemson & the sports venues and Pendleton & Tri-County Tech.

Key facts

• Pavilion
• Inground pool
• $170 HOA

Tags

• INGROUND POOL
• PAVILION
• EASY ACCESS TO CLEMSON
• EASY ACCESS TO SPORTS VENUES
• EASY ACCESS TO PENDLETON
• EASY ACCESS TO TRI-COUNTY TECH

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area electricity, exterior maintenance, insurance, lawn maintenance, and pest control; Community pool

Exterior

• Parking: Paved asphalt driveway; No garage
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story residence; Built in 1983; Crawl space foundation
• Construction: Wood exterior; Architectural roof
• Exterior features: In-ground pool; Front porch; Level lot; Underground utilities; Interior lot

Interior

• Kitchen: 8 x 7 kitchen; Electric oven; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Primary bedroom on main level with tub/shower (12 x 11); Second bedroom on main level (12 x 11)
• Flooring: Ceramic tile; Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump; Central forced air cooling
• Interior features: Ceiling fan; Laminate countertops; No fireplace
• Laundry & utility: Washer and dryer included; Laundry on first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.7% below list).
• Recommended offer: $131k (6.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.4% in Clemson — 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 83/100 on livability (#3 in SC, #1,044 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, crime B.
• 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: Clemson Elementary (math 76% / reading 75%, grade A, #14 of 597 statewide, top 2%, 794 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 76% at this address vs 46% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Pickens 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.3%/yr); 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/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 $964 of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,503 (6.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.44×
• Total profit: $-21,844
• Equity at exit: $20,800

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-3,446
• Equity at exit: $12,061

Cash invested: $39,060 (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 29631

• Home prices YoY: -19.6%
• Rents YoY: 6.3%
• Active inventory: 109
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$732
• Tax est. 1.5%: −$174 /mo · $2,092/yr
• Insurance: −$58
• HOA: −$170
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-62

Break-even live

Break-even rent $1,436

Max offer price $130,503

Occupancy floor 100%

Sensitivity live

Price	-10% $34	-5% $-14	+0% $-62	+5% $-110	+10% $-159
Rent	-10% $-169	-5% $-116	+0% $-62	+5% $-9	+10% $45
Rate	-1.0pp $8	-0.5pp $-27	base $-62	+0.5pp $-98	+1.0pp $-135

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Ligon St Clemson, SC	2.0	2.0	792	$1,150	$1.45	4d	1	0.12mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $139,500 Active 8 DOM
2. 2026-06-17
   days on market $139,500 Active 7 DOM
3. 2026-06-16
   days on market $139,500 Active 6 DOM
4. 2026-06-15
   days on market $139,500 Active 5 DOM
5. 2026-06-13
   remarks 390-char remark
6. 2026-06-13
   listed $139,500 Active 3 DOM

ⓘ 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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,282
• − Mortgage interest: −$7,814
• − Property taxes: −$2,092
• − Insurance: −$698
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − HOA: −$2,040
• − Depreciation: −$4,058
• Taxable loss: −$3,026
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $-20/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 — Clemson

• Score: 83/100
• State rank: #3
• US rank: #1044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clemson, SC
• County: Pickens County · 102,825 people
• City population: 16,849
• Metro: Greenville-Anderson, SC
• Population (ZIP): 16,849
• Household income: $48,800
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 1877.0

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 (77%)
• Race & ethnicity: White 77% Black 7% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Chinese 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: ▼ -70.39%
• Current HPI: 288.7023
• Rent YoY: ▲ 6.26%
• 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

+298.6% since first listed

7 events — show timeline

• 2026-06-10 Listed $139,500 Greater Greenville MLS
• 2026-06-10 Listed $139,500 WUMLS
• 2024-05-13 Sold (Public Records) $130,000 Public Records
• 2011-05-16 Sold (MLS) $35,500 WUMLS
• 2008-10-27 Listed $39,900 WUMLS
• 1997-09-25 Sold (Public Records) $52,000 Public Records
• 1983-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

-13.3%/yr

Latest (2025): $129 · +69.2% YoY. Source: county tax records.