134 Edgewood Farms Ct · Easley, SC 29640

$335,015

3 bd · 3.0 ba · 1,684 sqft · SingleFamily public records · 32 Days on market

Built 2022 9,583 sqft lot Est $320k · at est. $46/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +5.4/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Prelude - Dream Founder Series at Edgewood Farms — Come and be a part of our warm, family-friendly community in beautiful state of South Carolina. This beautiful home has 5 bedrooms, 3 baths, 2-car garages, loft upstairs and it's 2,428 sq. ft. of thoughtfully designed living space. With a stunning elevation that has just enough stone to make your house stand out from the rest. This home also has a stunning covered porch, allowing you to create the perfect home to fit your lifestyle.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Listed 31 days

Property features AI

Finance

• Other: Community amenities include lights, cable TV access, and pet-friendly policy
• HOA & community: Homeowners association present; HOA covers common area electricity and street lights; governed by bylaws

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Utilities: Public water; Gas tankless water heater; Public sewer; Private garbage pickup; Attached garage
• Home design: Two-story home; Model: Prelude; Under construction
• Construction: Slab foundation
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Architectural roof; Vinyl siding

Interior

• Kitchen: Cooktop (gas); Oven (gas); Built-in microwave; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Primary suite on second level with double sink, full bath and shower-only; Main level contains 1 bedroom; Primary bedroom approx. 17 x 12; Second bedroom approx. 12 x 11; Third bedroom approx. 11 x 11; Fourth bedroom approx. 12 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Natural gas heating and heat pump; Central forced air cooling (electric)
• Interior features: Attic stairs (disappearing); Cable available; 9+ ft smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closet; Pantry closet; Radon mitigation system; No fireplace
• Laundry & utility: Laundry on second floor with walk-in area; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (36.0% below list).
• Recommended offer: $215k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Easley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, commute 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: West End Elementary (math 41% / reading 47%, grade F, #239 of 597 statewide, top 41%, 622 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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 $10k 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

• It's been on market 32 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $67k; list at $335k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $214,558 (36.0% 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 32 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.64% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $319,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Edgewood Rd	0.06mi	3/2.0	1,775 (+5%)	12mo	$435,000	$245	74
112 Snipe Ln	0.61mi	3/2.0	1,639 (-3%)	9mo	$205,000	$125	55
190 Quail Haven Dr	0.70mi	3/2.0	1,708 (+1%)	21mo	$260,000	$152	44
104 N Adams Ct	0.67mi	3/2.0	1,447 (-14%)	17mo	$275,000	$190	27

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.26×
• Total profit: $-69,040
• Equity at exit: $49,952

10-year hold

• IRR: -9.7%
• Equity multiple: 0.35×
• Total profit: $-61,354
• Equity at exit: $28,966

Cash invested: $93,804 (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 29640

• Home prices YoY: -28.0%
• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$140
• HOA: −$46
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-323

Break-even live

Break-even rent $2,554

Max offer price $277,971

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-228	+0% $-323	+5% $-418	+10% $-513
Rent	-10% $-492	-5% $-408	+0% $-323	+5% $-238	+10% $-153
Rate	-1.0pp $-154	-0.5pp $-238	base $-323	+0.5pp $-410	+1.0pp $-498

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: $83,754
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Turner Pointe Rd Easley, SC	4.0	2.5	1833	$2,160	$1.18	24d	1	0.84mi
130 Cardinal George Ct Easley, SC	3.0	2.5	1833	$2,170	$1.18	24d	1	0.84mi
129 Aurora Ln Easley, SC	3.0	2.5	1407	$1,995	$1.42	11d	1	0.86mi
224 Victory Creek Ln Easley, SC	4.0	2.5	1854	$2,265	$1.22	24d	1	0.91mi
245 Victory Creek Ln Easley, SC	4.0	2.5	1854	$2,265	$1.22	24d	1	0.92mi
233 Victory Creek Ln Easley, SC	4.0	2.5	1854	$2,265	$1.22	4d	1	0.92mi
161 Aurora Ln Easley, SC	3.0	2.5	1407	$1,965	$1.40	3d	1	0.93mi
228 Aurora Ln Easley, SC	4.0	2.5	1854	$2,265	$1.22	4d	1	0.95mi
173 Aurora Ln Easley, SC	3.0	2.5	1429	$1,995	$1.40	3d	1	0.95mi
175 Aurora Ln Easley, SC	4.0	2.5	1854	$2,265	$1.22	3d	1	0.96mi
187 Aurora Ln Easley, SC	4.0	2.5	1854	$2,195	$1.18	24d	1	0.97mi
211 Aurora Ln Easley, SC	3.0	2.5	1833	$2,195	$1.20	19d	1	0.98mi
177 Aurora Ln Easley, SC	3.0	2.5	1429	$1,995	$1.40	22d	1	0.98mi
206 Buxton Ave Easley, SC	4.0	2.5	1931	$2,550	$1.32	3d	1	1.08mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 5 events

1. 2026-04-25
   listed $335,015 Active

   Show marketing remark (508 chars)

   Welcome to The Prelude - Dream Founder Series at Edgewood Farms — Come and be a part of our warm, family-friendly community in beautiful state of South Carolina. This beautiful home has 5 bedrooms, 3 baths, 2-car garages, loft upstairs and it's 2,428 sq. ft. of thoughtfully designed living space. With a stunning elevation that has just enough stone to make your house stand out from the rest. This home also has a stunning covered porch, allowing you to create the perfect home to fit your lifestyle.

2. 2026-04-25
   listed $335,015 Active 508-char remark

   Show marketing remark (508 chars)

   Welcome to The Prelude - Dream Founder Series at Edgewood Farms — Come and be a part of our warm, family-friendly community in beautiful state of South Carolina. This beautiful home has 5 bedrooms, 3 baths, 2-car garages, loft upstairs and it's 2,428 sq. ft. of thoughtfully designed living space. With a stunning elevation that has just enough stone to make your house stand out from the rest. This home also has a stunning covered porch, allowing you to create the perfect home to fit your lifestyle.

3. 2021-09-20
   soldstatus $67,000
4. 2005-12-16
   soldstatus $55,000
5. 1984-09-10
   soldstatus $12,000

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $1,910 · $159/mo
• Expected delta: +$1,004/yr (+$84/mo · 110.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,747
• − Mortgage interest: −$18,766
• − Property taxes: −$906
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$552
• − Depreciation: −$9,746
• Taxable loss: −$10,017
• Est. tax savings @ 24.0%: +$2,404
• After-tax cash flow: $-1,471/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 — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 33,142
• Household income: $62,207
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 789.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -106.69%
• Current HPI: 274.4751
• Rent YoY: ▲ 5.69%
• 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

+2691.8% since first listed

5 events — show timeline

• 2026-04-25 Listed $335,015 WUMLS
• 2026-04-25 Listed $335,015 Greater Greenville MLS
• 2021-09-20 Sold (Public Records) $67,000 Public Records
• 2005-12-16 Sold (Public Records) $55,000 Public Records
• 1984-09-10 Sold (Public Records) $12,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $906 · -8.1% YoY. Source: county tax records.