117 Bryant St · Central, SC 29630

$350,000

8 bd · 4.0 ba · 3,600 sqft · MultiFamily · 8 Days on market

Built 1972 Fair condition 0.43 ac 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Quadplex ( 2-bed units) near Southern Wesleyan University offers a prime investment opportunity, featuring high occupancy potential, 2-bedroom/1-bath layouts, consistent rental income, and close proximity to downtown Central. Ideal for investors seeking stable cash flow in a growing university area. Being sold AS IS

Key facts

• 0.43 acre lot
• 8 parking spots
• Built 1972

Tags

• INVESTMENT OPPORTUNITY
• HIGH OCCUPANCY POTENTIAL
• CONSISTENT RENTAL INCOME
• CLOSE PROXIMITY TO DOWNTOWN

Property features AI

Finance

• HOA & community: No community amenities

Exterior

• Parking: 2 parking spaces per unit
• Utilities: Public water; Gas water heater; Public sewer; Public garbage pickup; Natural gas available
• Home design: Multifamily property with 4 units; Built in 1972
• Construction: Brick veneer construction; Composition shingle roof; Crawl space foundation; Approximately 1972 construction (50+ years old)
• Exterior features: Brick veneer exterior; Composition shingle roof; Crawl space foundation; Single-story building

Interior

• Kitchen: Gas cooktop; Gas oven; Stand-alone gas range; Refrigerator
• Bedrooms: Four units with 2 bedrooms each (all on main level)
• Flooring: Vinyl flooring in units
• Bathrooms: Four units with 1 full bath each
• Heating & cooling: Forced air heating (natural gas); Central forced cooling
• Interior features: Each unit includes a family room/den; Kitchen/breakfast room in each unit
• Laundry & utility: Washer and dryer in each unit

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive. Per door: $236/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 9.5% vs local median 3.2% in Central — 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 63/100 on livability (#176 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment 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: Central Academy of The Arts (math 37% / reading 42%, grade F, #295 of 597 statewide, top 50%, 443 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: 153 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• At $4,255/mo this rent would consume 92% of the median local household income ($55k/yr) (locally 803% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $350,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 6.9

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $3,389
• Equity at exit: $52,186

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $80,523
• Equity at exit: $30,262

Cash invested: $98,000 (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 29630

• Home prices YoY: -15.3%
• Active inventory: 153
• Price-to-rent: 27.4×

Monthly cashflow live

• Estimated rent: $4,255 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$894
• Net cashflow: $943

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 73%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,256
Total (4 units)			$4,255

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $350,000 Pending 8 DOM
2. 2026-06-05
   days on market $350,000 Active 6 DOM
3. 2026-06-03
   days on market $350,000 Active 5 DOM
4. 2026-06-03
   remarks 356-char remark
5. 2026-06-03
   days on market $350,000 Active 4 DOM
6. 2026-06-01
   days on market $350,000 Active 3 DOM
7. 2026-05-31
   days on market $350,000 Active 2 DOM

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,060
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,085
• − Management: −$4,085
• − Depreciation: −$10,182
• Taxable income: $6,103
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $9,847/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 · 10 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and increase its value. Upgrading the interior paint, exterior siding, and flooring, as well as servicing the HVAC and mechanical systems, can significantly enhance its appeal to potential buyers and renters.

Repairs flagged

• Minor exterior siding — There are some minor discolorations and wear on the exterior siding.
• Minor interior paint — There are some minor discolorations and wear on the interior walls.
• Minor bathroom fixtures — The bathroom fixtures appear to be in fair condition with some wear.

Value-add opportunities

• Both paint interior walls — Refreshing the interior paint can improve the home's appearance and appeal to potential buyers or renters.
• Both repair and replace exterior siding — Aesthetic improvements to the exterior can enhance curb appeal and attract more interest from potential buyers or renters.
• Both replace carpet flooring — Upgrading the flooring can improve the home's overall appearance and increase its value.
• Both service HVAC and mechanical systems — Maintaining the HVAC and mechanical systems ensures the home is comfortable and energy-efficient, which can attract more tenants and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · There are some minor discolorations and wear on the exterior siding.	Minor	$500–3,000
interior paint · There are some minor discolorations and wear on the interior walls.	Minor	$500–3,000
bathroom fixtures · The bathroom fixtures appear to be in fair condition with some wear.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Refreshing the interior paint can improve the home's appearance and appeal to potential buyers or renters. ↑
• Both repair and replace exterior siding — Aesthetic improvements to the exterior can enhance curb appeal and attract more interest from potential buyers or renters. ↑
• Both replace carpet flooring — Upgrading the flooring can improve the home's overall appearance and increase its value. ↑
• Both service HVAC and mechanical systems — Maintaining the HVAC and mechanical systems ensures the home is comfortable and energy-efficient, which can attract more tenants and buyers. ↑

ⓘ 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: 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 — Central

• Score: 63/100
• State rank: #176
• US rank: #15558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, SC
• County: Pickens County · 102,825 people
• City population: 15,982
• Metro: Greenville-Anderson, SC
• Population (ZIP): 15,982
• Household income: $55,264
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 803.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -53.24%
• Current HPI: 293.5998
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $350,000 Greater Greenville MLS
• 2026-05-18 Listed $350,000 WUMLS