3 bd · 3.0 ba ·
1,684 sqft ·
Built 2022
· SingleFamily
· Active
· 32 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,146/mo
Mortgage (P&I)
−$1,757
Tax + insurance
−$215
HOA
−$46
Vac / Maint / Mgmt
−$451
Net cashflow
$-323/mo
Annual
$-3,875/yr
Cap rate
5.14%
Cash-on-cash
-4.13%
DSCR
0.82
1% rule
0.64%
Cash to close
$93,804
Investor read
This is a 3-bed/3.0-bath single-family listed at $335k.
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).
It's been on market 32 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $215k (36.0% below list) — sets the bar for 1% rule.
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.
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).
Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
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.
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.
This rent runs 41% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
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?
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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
CashFlowRE · CFR-KDD4NKFTGYK91R
· Data 3 weeks agocashflowre.app · 2026-05-29