101 Sealy St · Piedmont, SC 29673

$294,999

4 bd · 2.5 ba · 1,955 sqft · SingleFamily · 73 Days on market

Built 2026 Good condition $151/sqft · 16% below area Est $351k · 16% under

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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).

• ARV discount +14.7/15.0
• Schools +7.1/10.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +1.8/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home was designed for optimum comfort and convenience. The first floor features an open family room that flows seamlessly to the kitchen and breakfast room, plus a two-car garage. The second floor hosts a versatile loft that adds shared living space and four restful bedrooms including a large owner's suite.

Key facts

• Open family room
• Two car garage
• Owner's suite

Tags

• OPEN FAMILY ROOM
• VERSATILE LOFT
• KITCHEN AND BREAKFAST ROOM
• TWO CAR GARAGE
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (33.4% below list).
• Recommended offer: $196k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#160 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wren Elementary (math 74% / reading 68%, grade A-, #33 of 597 statewide, top 6%, 616 students, 43% FRL); Wren Middle (math 54% / reading 59%, grade B, #21 of 229 statewide, top 9%, 973 students, 46% FRL); Wren High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,202 students, 40% FRL).
• Zoned-school proficiency averages 71% at this address vs 59% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Anderson 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.7%/yr); 694 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,466 (33.4% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $351,190
• List price: $294,999
• Delta: -16.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Terry Lee Dr	0.59mi	3/2.0 (-1)	1,911 (-2%)	2mo	$378,000	$198	60
125 Christie Ln	0.36mi	3/2.0 (-1)	1,722 (-12%)	1mo	$445,000	$258	55
107 Cool Meadows Dr	0.46mi	4/3.0	1,887 (-4%)	24mo	$350,000	$185	50
99 Wildmarsh Rd	0.43mi	3/2.5 (-1)	1,708 (-13%)	5mo	$342,500	$201	49
125 Christie Ln	0.36mi	3/2.0 (-1)	1,751 (-10%)	11mo	$429,900	$246	49
111 Pleasant Woods Rd	0.31mi	3/2.0 (-1)	2,143 (+10%)	17mo	$345,290	$161	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.9%
• Equity multiple: -0.02×
• Total profit: $-84,522
• Equity at exit: $43,985

10-year hold

• IRR: -57.7%
• Equity multiple: -0.64×
• Total profit: $-135,637
• Equity at exit: $25,506

Cash invested: $82,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 5 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $299,999 ($175/sqft)
• Median days on market: 48 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29673

• Home prices YoY: -28.0%
• Rents YoY: -2.7%
• Active inventory: 694
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-487

Break-even live

Break-even rent $2,581

Max offer price $224,589

Occupancy floor —

Sensitivity live

Price	-10% $-283	-5% $-385	+0% $-487	+5% $-589	+10% $-690
Rent	-10% $-642	-5% $-564	+0% $-487	+5% $-409	+10% $-331
Rate	-1.0pp $-338	-0.5pp $-412	base $-487	+0.5pp $-563	+1.0pp $-641

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Owens Meadow Ct , SC	3.0	2.0	1542	$2,095	$1.36	78d	1	0.03mi

Listing history 19 events

1. 2026-06-28
   days on market $294,999 Active 73 DOM
2. 2026-06-28
   days on market $294,999 Active 72 DOM
3. 2026-06-27
   days on market $294,999 Active 71 DOM
4. 2026-06-25
   days on market $294,999 Active 69 DOM
5. 2026-06-22
   days on market $294,999 Active 67 DOM
6. 2026-06-21
   pricedays on market $294,999 Active 66 DOM
7. 2026-06-18
   days on market $289,999 Active 63 DOM
8. 2026-06-17
   days on market $289,999 Active 62 DOM
9. 2026-06-16
   pricedays on market $289,999 Active 61 DOM
10. 2026-06-15
    days on market $284,999 Active 60 DOM
11. 2026-06-13
    days on market $284,999 Active 58 DOM
12. 2026-06-10
    pricedays on market $284,999 Active 55 DOM
13. 2026-06-09
    days on market $289,999 Active 54 DOM
14. 2026-06-08
    days on market $289,999 Active 53 DOM
15. 2026-06-07
    days on market $289,999 Active 52 DOM
16. 2026-06-03
    days on market $289,999 Active 48 DOM
17. 2026-06-03
    days on market $289,999 Active 47 DOM
18. 2026-06-01
    days on market $289,999 Active 46 DOM
19. 2026-05-31
    days on market $289,999 Active 45 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,576
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$8,582
• Taxable loss: −$11,203
• Est. tax savings @ 24.0%: +$2,689
• After-tax cash flow: $-3,150/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 · 12 photos

Good 80/100 None rehab

This well-maintained two-story home offers a modern and comfortable living space with a spacious layout and neutral decor. It is ready for immediate occupancy and minor exterior touch-ups would further enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

B Composite school gradezoned avg 71/100

Zoned Schools

Elementary Wren Elementary A- SC #33/597 Nat'l #3,228/41,679 Middle Wren Middle B SC #21/229 Nat'l #2,304/14,009 High Wren High A SC #7/196 Nat'l #626/17,239

Schools (NCES district)

• District: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

C Composite livability gradescore 64/100

Livability — Piedmont

• Score: 64/100
• State rank: #160
• US rank: #14725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 210,546 people
• City population: 30,461
• Metro: Greenville-Anderson, SC
• Population (ZIP): 30,461
• Household income: $71,444
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 6% of renters

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Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 18% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.86%
• Current HPI: 238.4347
• Rent YoY: ▼ -2.71%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B