133 Tango Dr · Clinton, SC 29325

$169,999

3 bd · 2.5 ba · 1,423 sqft · Townhouse · 17 Days on market

Built 2026 Fair condition Est $174k · at est.

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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 +23.8/30.0
• ARV discount +8.4/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

The first level of this two-story townhome is host to a spacious open floorplan shared between the kitchen, Great Room and breakfast nook. Access to a patio makes indoor-outdoor living and entertaining simple. All three bedrooms are found upstairs, including the luxe owner's suite which features an en-suite bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Walk-in closet
• Open floorplan

Tags

• OPEN FLOORPLAN
• PATIO
• INDOOR-OUTDOOR LIVING
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $167,999

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family spec home (Chestnut plan)
• Exterior features: Address: 133 Tango Dr, Clinton, SC 29325

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Chestnut plan); Living area of 1,423

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: schools D, crime F, amenities 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.
• 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,449 (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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $173,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Tango Dr Unit SDT 13 Chestnut B	0.02mi	3/2.5	1,423 (0%)	2mo	$167,000	$117	98
125 Tango Dr Unit ST 13 Chestnut B	0.02mi	3/2.5	1,423 (0%)	2mo	$167,000	$117	98
123 Tango Dr Unit ST 12 Chestnut A	0.02mi	3/2.5	1,423 (0%)	3mo	$175,099	$123	96
123 Tango Dr Unit ST 12 Chestnut A	0.03mi	3/2.5	1,423 (0%)	3mo	$175,099	$123	96
111 Tango Dr Unit ST 6 Chestnut BEL	0.05mi	3/2.5	1,423 (0%)	4mo	$186,999	$131	94
119 Tango Dr Unit ST 10 Magnolia BER	0.04mi	3/2.5	1,403 (-1%)	3mo	$177,499	$127	94
101 Tango Dr Unit ST 1 Chestnut BEL	0.08mi	3/2.5	1,423 (0%)	4mo	$174,000	$122	92
104 Tango Dr Unit ST 133 Chestnut B	0.09mi	3/2.5	1,423 (0%)	5mo	$172,999	$122	92
104 Tango Dr Unit ST 133 Chestnut B	0.09mi	3/2.5	1,423 (0%)	5mo	$172,999	$122	92
106 Tango Dr Unit ST 132 Chestnut A	0.08mi	3/2.5	1,423 (0%)	6mo	$169,149	$119	91
106 Tango Dr	0.09mi	3/2.5	1,423 (0%)	6mo	$169,149	$119	91
102 Tango Dr Unit ST 134 Magnolia A	0.10mi	3/2.5	1,403 (-1%)	4mo	$171,059	$122	90

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,744
• Equity at exit: $25,347

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $20,994
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $326

Break-even live

Break-even rent $1,487

Max offer price $169,999

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• 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	1.41mi

Listing history 14 events

1. 2026-06-19
   days on market $169,999 Active 17 DOM
2. 2026-06-18
   days on market $169,999 Active 16 DOM
3. 2026-06-17
   days on market $169,999 Active 15 DOM
4. 2026-06-17
   price $169,999 Active 14 DOM
5. 2026-06-16
   days on market $168,999 Active 14 DOM
6. 2026-06-15
   days on market $168,999 Active 13 DOM
7. 2026-06-14
   days on market $168,999 Active 11 DOM
8. 2026-06-12
   days on market $168,999 Active 10 DOM
9. 2026-06-09
   days on market $168,999 Active 7 DOM
10. 2026-06-08
    days on market $168,999 Active 6 DOM
11. 2026-06-07
    days on market $168,999 Active 5 DOM
12. 2026-06-07
    pricedays on market $168,999 Active 4 DOM
13. 2026-06-03
    remarks 337-char remark
14. 2026-06-03
    listed $167,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,945
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,606/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 · 2 photos

Fair 45/100 Cosmetic rehab

This two-story townhome is in fair condition with good exterior and interior walls. It has a good roof and flooring. Painting the exterior siding and improving landscaping would significantly enhance its value.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding can improve curb appeal and add value to the property.
• Both Landscaping improvements — Well-maintained landscaping can enhance the property's curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding can improve curb appeal and add value to the property. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the property's curb appeal and attract potential buyers or renters. ↑

ⓘ 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