116 W Centennial St · Clinton, SC 29325

$70,000

1 bd · 1.0 ba · 1,010 sqft · Other

7,405 sqft lot

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home to be sold As-Is. Built in the 40's, this is a charming home! It currently has one bedroom and one bath but a wall was taken down at some point to create an open space where there was another bedroom. There is also a small room in the attic that was used as a bedroom that has a gas heater. This room is not included in square footage. Roof is 10 years or less old. Family would love to see it brought back to its original beauty! As-is only.

Key facts

• 7,405 sq ft lot
• Garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $70k).
• Cap rate 8.7% vs local median 5.1% in Clinton — 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 56/100 on livability (#296 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laurens 56 (rural): math 35% / reading 40% proficiency, ranked #38 of 80 in SC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clinton Elementary (math 41% / reading 38%, grade F, #295 of 597 statewide, top 50%, 383 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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 $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-2,525
• Equity at exit: $10,437

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $9,291
• Equity at exit: $6,052

Cash invested: $19,600 (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 29325

• Active inventory: 128
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $138

Break-even live

Break-even rent $685

Max offer price $70,000

Occupancy floor 79%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Clay St Clinton, SC	1.0	1.0	700	$808	$1.15	10d	1	0.32mi
100 Clintion Manor Dr Clinton, SC	1.0–4.0	1.0–2.5	921	$1,035	$1.12	10d	1	1.41mi

Listing history 2 events

1. 2026-04-13
   listed $70,000
2. 2026-04-13
   historical

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,314
• − Mortgage interest: −$3,921
• − Property taxes: −$1,741
• − Insurance: −$350
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,036
• Taxable income: $616
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $1,505/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: Laurens 56
• NCES district ID: 4502640
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $35,830
• Composite: 31.05/100
• National rank: #6079
• State rank: #38 of 80 in SC

Livability — Clinton

• Score: 56/100
• State rank: #296
• US rank: #22922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, SC
• City population: 14,164
• Population (ZIP): 14,164

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.54%
• Current HPI: 150.1573
• 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

• 2026-04-13 Listing Removed — Greater Greenville MLS
• 2026-04-13 Listed $70,000 Greater Greenville MLS

Property tax history

+1.8%/yr

Latest (2025): $1,741 · +1.7% YoY. Source: county tax records.