8 Wiltshire Cir · Easley, SC 29642

$295,000

3 bd · 3.0 ba · 1,902 sqft · SingleFamily public records · 70 Days on market

Built 2021 9,583 sqft lot Est $312k · 5% under $17/mo HOA · 1% of rent

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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 +11.5/30.0
• ARV discount +9.9/15.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * SELLER IS GIVING SELLER CONCESSION TO BUYER * * Built in 2021, this 3-bedroom, 2.5-bath home combines a popular floorplan with stylish, updated features. From the moment you step inside, you’ll appreciate the open-concept layout and stylish LVP flooring that extends throughout the main level, creating a warm and inviting space for everyday living and entertaining. The upper level features a spacious loft with a built-in sitting area and dedicated office space—perfect for remote work, a media zone, or additional living space to fit your needs. All bedrooms are generously sized, and the home offers excellent storage along with fresh, neutral finishes that make it truly move-in ready. Enjoy outdoor living in the fully fenced backyard, set on a level 0.22-acre lot that’s easy to maintain and ideal for relaxing, pets, or gatherings. A NEW ROOF with architectural shingles installed in 2026 adds both curb appeal and long-term peace of mind. Conveniently positioned near Easley's shopping, dining, and daily conveniences, with quick access to Downtown Greenville to enjoy shopping and restaurants, or Clemson games, this home delivers a balance of location, updates, and functional living space. Don’t miss your chance to make it yours—schedule your private tour today!

Key facts

• Lvp flooring
• Spacious loft
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• LVP FLOORING
• SPACIOUS LOFT
• BUILT-IN SITTING AREA
• DEDICATED OFFICE SPACE
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Property is in an HOA; HOA documents/by-laws available

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Utilities: Public water; Gas water heater; Public sewer; Public garbage pickup; Attached garage (power available as needed)
• Home design: Two-story residential home; Built in 2021; Storage in garage; Slab foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Front porch; Patio; Tilt-out windows; Level lot; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Built-in microwave; Refrigerator
• Bedrooms: Primary bedroom with double sinks, full bath, walk-in closet (located on 2nd level); Bedroom sizes: Primary 14 x 13; 2nd 14 x 10; 3rd 11 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling (electric)
• Interior features: Attic with disappearing stairs; Cable available; Smooth ceilings; Smoke detector; Walk-in closet
• Laundry & utility: Second-floor laundry with washer connection and electric dryer hookup; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (26.5% below list).
• Recommended offer: $217k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Easley — 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 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 (+5.3%/yr); 315 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 $9k 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 70 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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 $108k; list at $295k implies a 173% gain — meaningful room to come down on a strong offer.

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 $216,865 (26.5% 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 70 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $311,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Wiltshire Cir	0.05mi	3/2.5	1,858 (-2%)	2mo	$305,000	$164	90
113 Giants Ridge Rd	0.32mi	4/2.0 (+1)	2,008 (+6%)	1mo	$342,000	$170	66
112 Henley Ct	0.08mi	4/2.5 (+1)	2,178 (+14%)	2mo	$353,000	$162	63
240 Brown Cir	0.70mi	3/2.5	1,990 (+5%)	2mo	$296,900	$149	56
240 Brown Cir Lot 14	0.70mi	3/2.5	1,990 (+5%)	2mo	$296,900	$149	56
241 Brown Cir Lot 106	0.69mi	3/2.5	2,001 (+5%)	1mo	$316,499	$158	56
241 Brown Cir	0.69mi	3/2.5	2,001 (+5%)	1mo	$316,499	$158	56
244 Brown Cir Lot 12	0.68mi	3/2.5	1,766 (-7%)	1mo	$302,000	$171	54
244 Brown Cir	0.68mi	3/2.5	1,766 (-7%)	1mo	$302,000	$171	54
149 Highland Park Ct	0.70mi	3/2.5	2,037 (+7%)	2mo	$280,000	$137	52
245 Brown Cir	0.68mi	3/2.5	1,617 (-15%)	2mo	$279,900	$173	39
245 Brown Cir Lot 108	0.68mi	3/2.5	1,617 (-15%)	2mo	$279,900	$173	39

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-48,875
• Equity at exit: $43,985

10-year hold

• IRR: -4.9%
• Equity multiple: 0.65×
• Total profit: $-28,769
• Equity at exit: $25,506

Cash invested: $82,600 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 315
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$123
• HOA: −$17
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-96

Break-even live

Break-even rent $2,290

Max offer price $278,088

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-12	+0% $-96	+5% $-179	+10% $-263
Rent	-10% $-267	-5% $-181	+0% $-96	+5% $-10	+10% $76
Rate	-1.0pp $53	-0.5pp $-21	base $-96	+0.5pp $-172	+1.0pp $-250

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Brown Cir Easley, SC	3.0	2.5	2049	$2,250	$1.10	4d	1	0.68mi
245 Brown Cir Easley, SC	3.0	2.5	1625	$2,000	$1.23	15d	1	0.68mi
110 Pearson Terrace Dr Easley, SC	1.0–3.0	1.0–2.0	1053	$1,374	$1.30	3d	1	1.15mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	4d	6	1.22mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 31 events

1. 2026-06-18
   days on market $295,000 Active 70 DOM
2. 2026-06-17
   days on market $295,000 Active 69 DOM
3. 2026-06-16
   days on market $295,000 Active 68 DOM
4. 2026-06-15
   days on market $295,000 Active 67 DOM
5. 2026-06-13
   days on market $295,000 Active 65 DOM
6. 2026-06-10
   days on market $295,000 Active 62 DOM
7. 2026-06-09
   days on market $295,000 Active 61 DOM
8. 2026-06-08
   days on market $295,000 Active 60 DOM
9. 2026-06-07
   days on market $295,000 Active 59 DOM
10. 2026-06-05
    days on market $295,000 Active 56 DOM
11. 2026-06-03
    days on market $295,000 Active 55 DOM
12. 2026-06-03
    days on market $295,000 Active 54 DOM
13. 2026-06-01
    days on market $295,000 Active 53 DOM
14. 2026-05-31
    days on market $295,000 Active 52 DOM
15. 2026-04-28
    price $300,000

    Show marketing remark (1312 chars)

    * * SELLER IS GIVING SELLER CONCESSION TO BUYER * * Built in 2021, this 3-bedroom, 2.5-bath home combines a popular floorplan with stylish, updated features. From the moment you step inside, you’ll appreciate the open-concept layout and stylish LVP flooring that extends throughout the main level, creating a warm and inviting space for everyday living and entertaining. The upper level features a spacious loft with a built-in sitting area and dedicated office space—perfect for remote work, a media zone, or additional living space to fit your needs. All bedrooms are generously sized, and the home offers excellent storage along with fresh, neutral finishes that make it truly move-in ready. Enjoy outdoor living in the fully fenced backyard, set on a level 0.22-acre lot that’s easy to maintain and ideal for relaxing, pets, or gatherings. A NEW ROOF with architectural shingles installed in 2026 adds both curb appeal and long-term peace of mind. Conveniently positioned near Easley's shopping, dining, and daily conveniences, with quick access to Downtown Greenville to enjoy shopping and restaurants, or Clemson games, this home delivers a balance of location, updates, and functional living space. Don’t miss your chance to make it yours—schedule your private tour today!

16. 2026-04-28
    price $300,000 1312-char remark

    Show marketing remark (1312 chars)

    * * SELLER IS GIVING SELLER CONCESSION TO BUYER * * Built in 2021, this 3-bedroom, 2.5-bath home combines a popular floorplan with stylish, updated features. From the moment you step inside, you’ll appreciate the open-concept layout and stylish LVP flooring that extends throughout the main level, creating a warm and inviting space for everyday living and entertaining. The upper level features a spacious loft with a built-in sitting area and dedicated office space—perfect for remote work, a media zone, or additional living space to fit your needs. All bedrooms are generously sized, and the home offers excellent storage along with fresh, neutral finishes that make it truly move-in ready. Enjoy outdoor living in the fully fenced backyard, set on a level 0.22-acre lot that’s easy to maintain and ideal for relaxing, pets, or gatherings. A NEW ROOF with architectural shingles installed in 2026 adds both curb appeal and long-term peace of mind. Conveniently positioned near Easley's shopping, dining, and daily conveniences, with quick access to Downtown Greenville to enjoy shopping and restaurants, or Clemson games, this home delivers a balance of location, updates, and functional living space. Don’t miss your chance to make it yours—schedule your private tour today!

17. 2026-04-09
    listed $307,000 Active
18. 2026-04-08
    listed $307,000 Active 1312-char remark

    Show marketing remark (1312 chars)

    * * SELLER IS GIVING SELLER CONCESSION TO BUYER * * Built in 2021, this 3-bedroom, 2.5-bath home combines a popular floorplan with stylish, updated features. From the moment you step inside, you’ll appreciate the open-concept layout and stylish LVP flooring that extends throughout the main level, creating a warm and inviting space for everyday living and entertaining. The upper level features a spacious loft with a built-in sitting area and dedicated office space—perfect for remote work, a media zone, or additional living space to fit your needs. All bedrooms are generously sized, and the home offers excellent storage along with fresh, neutral finishes that make it truly move-in ready. Enjoy outdoor living in the fully fenced backyard, set on a level 0.22-acre lot that’s easy to maintain and ideal for relaxing, pets, or gatherings. A NEW ROOF with architectural shingles installed in 2026 adds both curb appeal and long-term peace of mind. Conveniently positioned near Easley's shopping, dining, and daily conveniences, with quick access to Downtown Greenville to enjoy shopping and restaurants, or Clemson games, this home delivers a balance of location, updates, and functional living space. Don’t miss your chance to make it yours—schedule your private tour today!

19. 2026-04-03
    historical
20. 2026-04-03
    historical
21. 2026-03-14
    price $305,000
22. 2026-03-14
    price $305,000
23. 2026-03-03
    price $310,000
24. 2026-03-02
    price $310,000
25. 2025-11-25
    listed $320,000 Active
26. 2025-11-25
    listed $320,000 Active
27. 2021-05-13
    soldstatus $108,150
28. 2021-02-10
    historical
29. 2020-12-22
    price $253,900
30. 2020-12-08
    price $250,900
31. 2020-11-09
    listed $248,990 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: $1,464 · $122/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$217/yr (+$18/mo · 14.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,024
• − Mortgage interest: −$16,525
• − Property taxes: −$1,464
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − HOA: −$204
• − Depreciation: −$8,582
• Taxable loss: −$6,390
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $385/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

• Census place: Easley, SC
• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• 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

+20.5% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $300,000 Greater Greenville MLS
• 2026-04-28 Price Changed $300,000 WUMLS
• 2026-04-09 Listed $307,000 Greater Greenville MLS
• 2026-04-08 Listed $307,000 WUMLS
• 2026-04-03 Listing Removed — Greater Greenville MLS
• 2026-04-03 Listing Removed — WUMLS
• 2026-03-14 Price Changed $305,000 Greater Greenville MLS
• 2026-03-14 Price Changed $305,000 WUMLS
• 2026-03-03 Price Changed $310,000 WUMLS
• 2026-03-02 Price Changed $310,000 Greater Greenville MLS
• 2025-11-25 Listed $320,000 Greater Greenville MLS
• 2025-11-25 Listed $320,000 WUMLS
• 2021-05-13 Sold (Public Records) $108,150 Public Records
• 2021-02-10 Listing Removed — Greater Greenville MLS
• 2020-12-22 Price Changed $253,900 Greater Greenville MLS
• 2020-12-08 Price Changed $250,900 Greater Greenville MLS
• 2020-11-09 Listed $248,990 Greater Greenville MLS

Property tax history

+6.7%/yr

Latest (2025): $1,464 · +12.8% YoY. Source: county tax records.