805 Goddard Ave · Utica, SC 29678

$179,000

2 bd · 2.0 ba · 1,187 sqft · SingleFamily public records · 27 Days on market

Built 1967 Est $229k · 22% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this home that's located 15 minutes away from Clemson University! A 3 bedroom 2 bath home is difficult to find in this area at this price point. The roof was replaced in 2017 and HVAC unit is in good working condition. This home would be great for a 1st time home buyer or even as an investment property. The appliances will convey with the property (even the washer and dryer). The house is currently being rented and now is in search of a new owner. Come see 805 Goddard Ave, all offers will be considered.

Key facts

• Covered porch
• Updated bathrooms
• Updated home

Tags

• UPDATED HOME
• DETACHED GARAGE WORKSHOP
• COVERED PORCH
• EAT-IN KITCHEN
• UPDATED BATHROOMS
• MINUTES FROM DOWNTOWN SENECA

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Over 50 years old; Main-level entry; Vinyl siding
• Construction: Vinyl siding construction; Architectural shingle roof; Crawlspace foundation
• Exterior features: Front porch; Porch; Fence; Storm windows/doors; Yard fenced

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric oven; Electric range; Refrigerator; Plumbed for ice maker
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Ceiling fans; High ceilings; Laminate countertops; Bath in primary bedroom; Main level primary bedroom; Pull-down attic stairs; Smooth ceilings; Tub/shower; Walk-in shower; Window treatments; Workshop; Low threshold shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (5.5% below list).
• Recommended offer: $169k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Utica — 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 64/100 on livability (#158 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.7%/yr); 367 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).
• This rent runs 39% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $75k; list at $179k implies a 139% 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 $169,129 (5.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $229,091
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Sirrine St	0.08mi	3/1.0 (+1)	1,187 (0%)	6mo	$185,000	$156	83
2306 E Ashton St	0.26mi	3/1.0 (+1)	1,188 (+0%)	12mo	$100,000	$84	69
16 Sirrine St	0.24mi	3/2.0 (+1)	1,192 (+0%)	18mo	$200,000	$168	68
405 Keith Ln	0.52mi	3/2.0 (+1)	1,206 (+2%)	7mo	$201,000	$167	62
313 Hunter St	0.50mi	2/1.0	1,200 (+1%)	13mo	$130,000	$108	60
273 Utica Bend Ct	0.35mi	3/2.0 (+1)	1,321 (+11%)	2mo	$275,000	$208	58
502 Keith Ln	0.51mi	3/2.0 (+1)	1,288 (+8%)	5mo	$256,000	$199	53
513 Shiloh Rd	0.71mi	2/2.0	1,279 (+8%)	10mo	$235,000	$184	46
600 S Stribling St	0.59mi	2/2.0	1,015 (-14%)	8mo	$220,000	$217	42
604 S Stribling St	0.58mi	3/2.0 (+1)	1,315 (+11%)	14mo	$294,375	$224	38
209 Sanders Dr	0.62mi	2/1.0	1,040 (-12%)	12mo	$209,000	$201	37
602 S Stribling St	0.58mi	3/2.0 (+1)	1,357 (+14%)	11mo	$262,500	$193	35

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-14,273
• Equity at exit: $26,689

10-year hold

• IRR: 7.4%
• Equity multiple: 1.67×
• Total profit: $33,780
• Equity at exit: $15,477

Cash invested: $50,120 (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 29678

• Home prices YoY: -32.5%
• Rents YoY: 7.7%
• Active inventory: 367
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $99

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $223	-5% $161	+0% $99	+5% $37	+10% $-25
Rent	-10% $-35	-5% $32	+0% $99	+5% $166	+10% $233
Rate	-1.0pp $189	-0.5pp $145	base $99	+0.5pp $53	+1.0pp $6

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Wells Station Rd Seneca, SC	3.0	2.0	1300	$2,150	$1.65	25d	1	0.58mi
511 Oakmont Valley Trl Unit 1 Seneca, SC	3.0	3.0	1381	$1,900	$1.38	25d	1	1.28mi
804 Hunter Oaks Dr Seneca, SC	2.0–3.0	2.0	1153	$895	$0.78	25d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $179,000 Active 27 DOM
2. 2026-06-17
   days on market $179,000 Active 26 DOM
3. 2026-06-16
   days on market $179,000 Active 25 DOM
4. 2026-06-15
   days on market $179,000 Active 24 DOM
5. 2026-06-13
   days on market $179,000 Active 22 DOM
6. 2026-06-10
   days on market $179,000 Active 19 DOM
7. 2026-06-09
   days on market $179,000 Active 18 DOM
8. 2026-06-08
   days on market $179,000 Active 17 DOM
9. 2026-06-07
   days on market $179,000 Active 16 DOM
10. 2026-06-05
    days on market $179,000 Active 13 DOM
11. 2026-06-03
    days on market $179,000 Active 12 DOM
12. 2026-06-03
    days on market $179,000 Active 11 DOM
13. 2026-06-01
    days on market $179,000 Active 10 DOM
14. 2026-05-31
    days on market $179,000 Active 9 DOM
15. 2026-05-22
    listed $179,000 Active
16. 2020-12-07
    soldstatus $75,000
17. 2020-12-02
    soldstatus $75,000 521-char remark

    Show marketing remark (521 chars)

    Come see this home that's located 15 minutes away from Clemson University! A 3 bedroom 2 bath home is difficult to find in this area at this price point. The roof was replaced in 2017 and HVAC unit is in good working condition. This home would be great for a 1st time home buyer or even as an investment property. The appliances will convey with the property (even the washer and dryer). The house is currently being rented and now is in search of a new owner. Come see 805 Goddard Ave, all offers will be considered.

18. 2020-10-07
    listed $79,000 521-char remark

    Show marketing remark (521 chars)

    Come see this home that's located 15 minutes away from Clemson University! A 3 bedroom 2 bath home is difficult to find in this area at this price point. The roof was replaced in 2017 and HVAC unit is in good working condition. This home would be great for a 1st time home buyer or even as an investment property. The appliances will convey with the property (even the washer and dryer). The house is currently being rented and now is in search of a new owner. Come see 805 Goddard Ave, all offers will be considered.

19. 2016-03-23
    soldstatus $38,900 76-char remark

    Show marketing remark (76 chars)

    Nice corner lot. 3 Bedroom 2 Full bath home. 1 car carport on Cat Bus Route.

20. 2015-10-20
    listed $46,900 76-char remark

    Show marketing remark (76 chars)

    Nice corner lot. 3 Bedroom 2 Full bath home. 1 car carport on Cat Bus Route.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,295
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$5,207
• Taxable loss: −$1,766
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,613/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Utica

• Score: 64/100
• State rank: #158
• US rank: #14701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, SC
• County: Oconee County · 36,517 people
• Metro: Seneca, SC
• Population (ZIP): 23,767
• Household income: $52,550
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 822.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.37%
• Current HPI: 189.6751
• Rent YoY: ▲ 7.71%
• Metro: Seneca, 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

+281.7% since first listed

6 events — show timeline

• 2026-05-22 Listed $179,000 WUMLS
• 2020-12-07 Sold (Public Records) $75,000 Public Records
• 2020-12-02 Sold (MLS) $75,000 Greater Greenville MLS
• 2020-10-07 Listed $79,000 Greater Greenville MLS
• 2016-03-23 Sold (MLS) $38,900 WUMLS
• 2015-10-20 Listed $46,900 WUMLS

Property tax history

+15.7%/yr

Latest (2025): $317 · +0.0% YoY. Source: county tax records.