110 N Owens St · Clinton, SC 29325

$100,000

4 bd · 2.0 ba · 1,800 sqft · Other · 21 Days on market

Poor condition ↓ 60% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a repurposed church, with remodeling in back area used as a rental. There is a possibility of adding another unit to the property creating a duplex. The property is in distressed condition, and purchase will be as is.

Key facts

• Creating duplex
• Distressed condition
• Repurposed church

Tags

• REPURPOSED CHURCH
• REMODELING IN BACK AREA
• POSSIBILITY OF ADDING UNIT
• CREATING DUPLEX
• DISTRESSED CONDITION

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA amenities or fees included

Exterior

• Parking: Driveway parking; Gravel driveway; No garage
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup
• Home design: Single-story home; Approximate age: 31–50 years; Attic storage; Crawl space foundation
• Construction: Brick veneer exterior; Composition shingle roof; Crawl space foundation; Built roughly 31–50 years ago
• Exterior features: Level lot; Lot dimensions about 90 x 85; Lot between 1 and 2 acres; Brick veneer (full) exterior; Composition shingle roof

Interior

• Kitchen: Kitchen approx. 12 x 12; No appliances included
• Bedrooms: 4 bedrooms on the main level; Primary bedroom on main level; Primary bedroom approx. 12 x 12; Second bedroom approx. 12 x 12; Third bedroom approx. 12 x 10; Fourth bedroom approx. 12 x 10
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central forced cooling
• Interior features: Cable available; No fireplace
• Laundry & utility: Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: Eastside Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 466 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; 1 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.71%
• DSCR: 2.54
• GRM: 4.4

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: 30.2%
• Equity multiple: 2.26×
• Total profit: $35,409
• Equity at exit: $14,910

10-year hold

• IRR: 37.5%
• Equity multiple: 4.48×
• Total profit: $97,373
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $810

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 52%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	3d	1	0.27mi

Listing history 27 events

1. 2026-06-19
   days on market $100,000 Active 21 DOM
2. 2026-06-18
   days on market $100,000 Active 20 DOM
3. 2026-06-17
   days on market $100,000 Active 19 DOM
4. 2026-06-16
   days on market $100,000 Active 18 DOM
5. 2026-06-15
   days on market $100,000 Active 17 DOM
6. 2026-06-14
   days on market $100,000 Active 15 DOM
7. 2026-06-12
   days on market $100,000 Active 14 DOM
8. 2026-06-09
   days on market $100,000 Active 11 DOM
9. 2026-06-08
   days on market $100,000 Active 10 DOM
10. 2026-06-07
    days on market $100,000 Active 9 DOM
11. 2026-06-07
    days on market $100,000 Active 8 DOM
12. 2026-06-03
    days on market $100,000 Active 5 DOM
13. 2026-06-02
    days on market $100,000 Active 4 DOM
14. 2026-06-01
    days on market $100,000 Active 3 DOM
15. 2026-05-31
    days on market $100,000 Active 2 DOM
16. 2026-05-29
    listed $100,000 Active
17. 2026-04-01
    historical
18. 2026-02-25
    price $90,000
19. 2026-02-11
    price $100,000
20. 2026-01-19
    price $125,000
21. 2026-01-15
    price $150,000
22. 2026-01-13
    price $170,000
23. 2026-01-03
    price $180,000
24. 2025-12-23
    price $185,000
25. 2025-12-07
    price $195,000
26. 2025-11-26
    price $225,000
27. 2025-07-15
    listed $250,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $22,800
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$2,909
• Taxable income: $8,641
• Est. tax owed @ 24.0%: −$2,074
• After-tax cash flow: $7,645/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 · 5 photos

Poor 20/100 Extensive rehab

This repurposed church property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates to the kitchen, bathrooms, roof, exterior, flooring, and interior are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Exposed studs and no cabinetry or appliances indicate a major repair is needed.
• Major Bathroom fixtures — Exposed studs and no fixtures indicate a major repair is needed.
• Major Roof — Peeling siding suggests the roof may need repair or replacement.
• Major Exterior siding — Peeling siding indicates a major repair is needed.
• Major Flooring — Subpar flooring suggests a major repair or replacement is needed.
• Major Interior walls and ceilings — Painted walls and ceilings indicate a major repair is needed.
• Major HVAC/mechanicals — No systems visible, but given the overall condition, they likely need updating.

Value-add opportunities

• Both Kitchen cabinets and appliances — Updating the kitchen with new cabinets and appliances will improve both the resale and rental value.
• Both Bathroom fixtures and tiling — Upgrading the bathrooms with new fixtures and tiling will improve both the resale and rental value.
• Both Roof and siding — Repairing or replacing the roof and siding will improve the home's appearance and increase its value.
• Both Flooring — Replacing the flooring will improve the home's appearance and increase its value.
• Both Painting and interior repairs — Painting and repairing the interior will improve the home's appearance and increase its value.
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve the home's comfort and increase its value.
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Exposed studs and no cabinetry or appliances indicate a major repair is needed.	Major	$15,000–50,000
Bathroom fixtures · Exposed studs and no fixtures indicate a major repair is needed.	Major	$15,000–50,000
Roof · Peeling siding suggests the roof may need repair or replacement.	Major	$15,000–50,000
Exterior siding · Peeling siding indicates a major repair is needed.	Major	$15,000–50,000
Flooring · Subpar flooring suggests a major repair or replacement is needed.	Major	$15,000–50,000
Interior walls and ceilings · Painted walls and ceilings indicate a major repair is needed.	Major	$15,000–50,000
HVAC/mechanicals · No systems visible, but given the overall condition, they likely need updating.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Kitchen cabinets and appliances — Updating the kitchen with new cabinets and appliances will improve both the resale and rental value. ↑
• Both Bathroom fixtures and tiling — Upgrading the bathrooms with new fixtures and tiling will improve both the resale and rental value. ↑
• Both Roof and siding — Repairing or replacing the roof and siding will improve the home's appearance and increase its value. ↑
• Both Flooring — Replacing the flooring will improve the home's appearance and increase its value. ↑
• Both Painting and interior repairs — Painting and repairing the interior will improve the home's appearance and increase its value. ↑
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve the home's comfort and increase its value. ↑
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-60.0% since first listed

12 events — show timeline

• 2026-05-29 Listed $100,000 Greater Greenville MLS
• 2026-04-01 Listing Removed — Greater Greenville MLS
• 2026-02-25 Price Changed $90,000 Greater Greenville MLS
• 2026-02-11 Price Changed $100,000 Greater Greenville MLS
• 2026-01-19 Price Changed $125,000 Greater Greenville MLS
• 2026-01-15 Price Changed $150,000 Greater Greenville MLS
• 2026-01-13 Price Changed $170,000 Greater Greenville MLS
• 2026-01-03 Price Changed $180,000 Greater Greenville MLS
• 2025-12-23 Price Changed $185,000 Greater Greenville MLS
• 2025-12-07 Price Changed $195,000 Greater Greenville MLS
• 2025-11-26 Price Changed $225,000 Greater Greenville MLS
• 2025-07-15 Listed $250,000 Greater Greenville MLS