136 Wilford St · Pickens, SC 29671

$95,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 4 Days on market

Built 1950 6,969 sqft lot Est $88k · 8% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• ARV discount +4.0/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 136 Wilford Street tucked away on a quiet street in Pickens, South Carolina - a hidden Gem with untapped potential. This cozy 3 bedroom, 1 bathroom home on Wilford Street offers something increasingly rare in today's market - genuine potential at an accessible price point. Located in a quiet neighborhood just minutes from downtown Pickens, this property presents an ideal opportunity for an investment - whether you are looking for your first investment purchase or you're a well-seasoned investor, this property deserves your attention. The home sits on a quaint lot that provides just enough outdoor space without overwhelming maintenance. Inside, the property is honest about its con

Key facts

• Quiet street
• Outdoor space
• Quiet neighborhood

Tags

• QUIET STREET
• QUIET NEIGHBORHOOD
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking (unpaved); No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Water heater: Other (see remarks); No garage on property
• Home design: Single-story residence; Built around 1950; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Front porch; Some storm doors; Vinyl/aluminum trim; Corner lot with some trees; Lot 1/2 acre or less

Interior

• Kitchen: Kitchen approximately 10 x 8
• Bedrooms: Primary bedroom on main level (12 x 10); Second bedroom (12 x 7); Third bedroom (11 x 10)
• Flooring: Ceramic tile; Laminate flooring; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fan; Laminate countertops; No fireplace
• Laundry & utility: Laundry on 1st floor; No appliances included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $88k (7.7% below list).
• Recommended offer: $88k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 1.8% in Pickens — 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 74/100 on livability (#33 in SC, #4,762 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, commute F, employment 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: Hagood Elementary (math 33% / reading 38%, grade F, #335 of 597 statewide, top 57%, 550 students, 82% FRL) — zoned schools average 82% FRL vs 42% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,659 (7.7% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $88,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Wilford St	0.00mi	3/1.0 (+1)	775 (+2%)	1mo	$90,000	$116	91

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-10,060
• Equity at exit: $14,165

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-1,937
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

ZIP-level market 29671

• Home prices YoY: -11.8%
• Active inventory: 173
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $877 high
• Mortgage (P&I): −$498
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $84

Break-even live

Break-even rent $770

Max offer price $95,000

Occupancy floor 85%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Northway Dr Pickens, SC	2.0–3.0	1.0–1.5	1025	$950	$0.93	12d	4	0.63mi
208 Windwood Dr Unit 22 Pickens, SC	2.0	1.0	750	$925	$1.23	24d	1	0.98mi
208 Windwood Dr Unit 61 Pickens, SC	1.0	1.0	620	$825	$1.33	21d	1	0.98mi
208 Windwood Dr Unit 25 Pickens, SC	2.0	1.0	750	$925	$1.23	21d	1	0.98mi
208 Windwood Dr Unit 48 Pickens, SC	2.0	1.0	750	$900	$1.20	24d	1	0.98mi
208 Windwood Dr Unit 29 Pickens, SC	1.0	1.0	620	$850	$1.37	24d	1	0.98mi
208 Windwood Dr Unit 68 Pickens, SC	1.0	1.0	620	$800	$1.29	24d	1	0.98mi
208 Windwood Dr Unit 70 Pickens, SC	1.0	1.0	600	$725	$1.21	24d	1	0.98mi
208 Windwood Dr Pickens, SC	1.0–2.0	1.0	675	$925	$1.37	12d	11	0.98mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $95,000 Active

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,519
• − Mortgage interest: −$5,321
• − Property taxes: −$849
• − Insurance: −$475
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,764
• Taxable loss: −$573
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,146/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 — Pickens

• Score: 74/100
• State rank: #33
• US rank: #4762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pickens, SC
• Population (ZIP): 19,210

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -41.29%
• Current HPI: 307.8618
• 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

2 events — show timeline

• 2026-05-15 Pending — Greater Greenville MLS
• 2026-05-11 Listed $95,000 Greater Greenville MLS

Property tax history

+20.5%/yr

Latest (2025): $849 · +8.0% YoY. Source: county tax records.