116 Brass Tack Dr · Powdersville, SC 29611

$263,990

3 bd · 2.5 ba · 1,807 sqft · Townhouse · 149 Days on market

Built 2026 Good condition 2,613 sqft lot 2-car garage $146/sqft · at area comps Est $273k · at est. $125/mo HOA · 6% 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).

• ARV discount +8.9/15.0
• Cash flow +7.2/30.0
• Schools +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just 2 miles from I-85 in growing Powdersville and served by the highly regarded Anderson School District One, Townes at Copper Hill offers convenient access to award-winning schools, major employers, shopping, dining, and everyday essentials. Buyers may also have the opportunity to personalize select finishes and design features, creating a home that reflects their personal style. The Norwood II at 116 Brass Tack Drive features 3 bedrooms, 2.5 bathrooms, a spacious loft, and a two-car garage. Designed for both comfort and functionality, this open-concept floorplan includes a spacious family room, abundant natural light, and a beautifully appointed kitchen with quartz countertops, a large center island, abundant cabinetry, a pantry, and included appliances. Upstairs, the primary suite showcases elegant tray ceilings, a large walk-in closet, and a private bath, while two secondary bedrooms, a shared bathroom, loft space, linen closet, and walk-in laundry room provide flexibility for todays lifestyle.

Key facts

• Large windows
• Quartz countertops
• Spacious kitchen

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• LARGE WINDOWS
• GLASS DOOR
• PATIO
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (23.8% below list).
• Recommended offer: $201k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.4% in Powdersville — 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 66/100 on livability (#110 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Powdersville Elementary (math 75% / reading 62%, grade B+, #41 of 597 statewide, top 7%, 751 students, 49% FRL); Powdersville Middle (math 54% / reading 59%, grade B, #21 of 229 statewide, top 9%, 756 students, 42% FRL); Powdersville High (math 77% / reading 90%, grade A, #16 of 196 statewide, top 8%, 999 students, 43% FRL).
• Market conditions: Rents rising (+1.7%/yr); 398 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $2,011/mo this rent would consume 47% of the median local household income ($52k/yr) — 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 $8k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $201,134 (23.8% 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 149 days. Have you received any prior offers? Is the seller open to a 24% 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 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?
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: 0.76% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 10.9

CMA / ARV

• ARV (median comp): $272,695
• List price: $263,990
• Delta: -3.19%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Brass Tack Dr	0.04mi	3/2.5	1,815 (+0%)	3mo	$283,500	$156	95
104 Brass Tack Dr	0.04mi	3/2.5	1,807 (0%)	4mo	$265,570	$147	95
125 Brass Tack Dr	0.07mi	3/2.5	1,795 (-1%)	1mo	$252,500	$141	95
121 Brass Tack Dr	0.04mi	3/2.5	1,846 (+2%)	0mo	$275,500	$149	94
118 Brass Tack Dr	0.04mi	3/2.5	1,912 (+6%)	1mo	$273,530	$143	88
123 Brass Tack Dr	0.04mi	3/2.5	1,912 (+6%)	3mo	$262,000	$137	86
106 Brass Tack Dr	0.04mi	3/2.5	1,914 (+6%)	3mo	$272,695	$142	86
127 Brass Tack Dr	0.04mi	3/2.5	1,984 (+10%)	4mo	$294,970	$149	79

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -27.8%
• Equity multiple: 0.08×
• Total profit: $-68,184
• Equity at exit: $39,362

10-year hold

• IRR: -32.2%
• Equity multiple: -0.34×
• Total profit: $-98,725
• Equity at exit: $22,825

Cash invested: $73,917 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 13 under contract
• Months of supply: 2.2 mo (44%/mo absorbed)
• Median asking: $293,500 ($163/sqft)
• Median days on market: 16 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 398
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,960/yr
• Insurance: −$110
• HOA: −$125
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-360

Break-even live

Break-even rent $2,468

Max offer price $211,837

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-269	+0% $-360	+5% $-452	+10% $-543
Rent	-10% $-519	-5% $-440	+0% $-360	+5% $-281	+10% $-202
Rate	-1.0pp $-227	-0.5pp $-293	base $-360	+0.5pp $-429	+1.0pp $-498

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: $65,998
• Closing costs: $7,920
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Brass Tack Dr Powdersville, SC	3.0	2.5	1912	$1,950	$1.02	88d	1	0.02mi
100 Boone Hall Dr Powdersville, SC	2.0–3.0	2.0	1162	$1,729	$1.49	5d	17	0.78mi
107 River Road Cir Powdersville, SC	3.0	1.5	1431	$1,749	$1.22	93d	1	0.95mi
104 Muir Way Piedmont, SC	3.0	2.5	1900	$1,950	$1.03	119d	1	1.13mi
305 Dipsea Spg Piedmont, SC	3.0	3.0	1817	$1,750	$0.96	4d	1	1.20mi
307 Dipsea Spg Piedmont, SC	3.0	3.0	1817	$1,950	$1.07	71d	1	1.20mi
412 Hood Rd Greenville, SC	3.0	2.0	1390	$1,806	$1.30	65d	1	1.25mi
206 Sunshine Way Easley, SC	3.0	2.0	1985	$2,695	$1.36	7d	1	1.50mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers exterior maintenance, lawn maintenance, street lights, trash service, bylaws, and restrictive covenantsCommunity offers lawn maintenance

Exterior

• Parking: Attached 2-car garagePaved driveway
• Utilities: Public waterPublic sewerGas water heaterGarbage pickup (private)Electric service
• Home design: Two-story homeNorwood II modelUnder construction (approx. completion Aug 31, 2026)
• Construction: Built circa 2026Hardboard siding exteriorComposition shingle roofSlab foundationAttic and garage storageBuilt by Smith Douglas Homes
• Exterior features: PatioLevel lot with sidewalk

Interior

• Kitchen: Cooktop (gas, smooth)Gas ovenBuilt-in microwaveDishwasherDisposalPantry
• Bedrooms: Primary bedroom with double sink, full bath, and walk-in closet (primary on 2nd level)Bedroom sizes approximately 15 x 13, 12 x 11, and 10 x 10
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroomPrimary bath with double sink
• Heating & cooling: Natural gas heatingCentral forced-air cooling (electric)
• Interior features: Attic stairs (disappearing)9'+ smooth ceilingsGranite countertopsOpen floor planSmoke detectorPantry/closet storageWalk-in closet
• Laundry & utility: Second-floor laundry with walk-in space

Listing history 50 events

1. 2026-09-24
   days on market $263,990 Active 149 DOM
2. 2026-09-23
   days on market $263,990 Active 148 DOM
3. 2026-09-22
   days on market $263,990 Active 147 DOM
4. 2026-09-21
   days on market $263,990 Active 146 DOM
5. 2026-09-20
   days on market $263,990 Active 145 DOM
6. 2026-09-19
   days on market $263,990 Active 144 DOM
7. 2026-09-18
   days on market $263,990 Active 143 DOM
8. 2026-09-17
   days on market $263,990 Active 142 DOM
9. 2026-09-16
   days on market $263,990 Active 141 DOM
10. 2026-09-15
    days on market $263,990 Active 140 DOM
11. 2026-09-14
    days on market $263,990 Active 139 DOM
12. 2026-09-13
    days on market $263,990 Active 138 DOM
13. 2026-09-12
    days on market $263,990 Active 137 DOM
14. 2026-09-11
    days on market $263,990 Active 136 DOM
15. 2026-09-05
    days on market $263,990 Active 130 DOM
16. 2026-09-04
    days on market $263,990 Active 129 DOM
17. 2026-09-03
    pricedays on market $263,990 Active 128 DOM
18. 2026-08-31
    days on market $265,990 Active 125 DOM
19. 2026-08-30
    days on market $265,990 Active 124 DOM
20. 2026-08-29
    days on market $265,990 Active 123 DOM
21. 2026-08-28
    days on market $265,990 Active 122 DOM
22. 2026-08-27
    days on market $265,990 Active 121 DOM
23. 2026-08-25
    days on market $265,990 Active 119 DOM
24. 2026-08-24
    days on market $265,990 Active 118 DOM
25. 2026-08-23
    days on market $265,990 Active 117 DOM
26. 2026-08-22
    days on market $265,990 Active 116 DOM
27. 2026-08-21
    days on market $265,990 Active 115 DOM
28. 2026-08-20
    days on market $265,990 Active 114 DOM
29. 2026-08-19
    days on market $265,990 Active 113 DOM
30. 2026-08-18
    days on market $265,990 Active 112 DOM
31. 2026-08-17
    days on market $265,990 Active 111 DOM
32. 2026-08-16
    days on market $265,990 Active 110 DOM
33. 2026-08-15
    days on market $265,990 Active 109 DOM
34. 2026-08-14
    days on market $265,990 Active 108 DOM
35. 2026-08-13
    days on market $265,990 Active 107 DOM
36. 2026-08-12
    days on market $265,990 Active 106 DOM
37. 2026-08-11
    days on market $265,990 Active 105 DOM
38. 2026-08-10
    days on market $265,990 Active 104 DOM
39. 2026-08-09
    days on market $265,990 Active 103 DOM
40. 2026-08-08
    days on market $265,990 Active 102 DOM
41. 2026-08-07
    days on market $265,990 Active 101 DOM
42. 2026-08-06
    days on market $265,990 Active 100 DOM
43. 2026-08-05
    days on market $265,990 Active 99 DOM
44. 2026-08-04
    days on market $265,990 Active 98 DOM
45. 2026-08-03
    days on market $265,990 Active 97 DOM
46. 2026-07-31
    days on market $265,990 Active 94 DOM
47. 2026-07-30
    days on market $265,990 Active 93 DOM
48. 2026-07-30
    days on market $265,990 Active 92 DOM
49. 2026-07-28
    days on market $265,990 Active 91 DOM
50. 2026-07-26
    days on market $265,990 Active 89 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: $24,136
• − Mortgage interest: −$14,788
• − Property taxes: −$3,960
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$1,500
• − Depreciation: −$7,680
• Taxable loss: −$8,973
• Est. tax savings @ 24.0%: +$2,153
• After-tax cash flow: $-2,172/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 · 4 photos

Good 80/100 None rehab

This townhome is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the overall curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value. ↑
• Both Bathroom updates — Updating bathrooms with modern fixtures and finishes can significantly boost the home's value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and can reduce energy costs, attracting more buyers/tenants. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can enhance the home's curb appeal and attract more buyers/tenants. ↑

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Powdersville Elementary B+ SC #41/597 Nat'l #4,125/41,679 Middle Powdersville Middle B SC #21/229 Nat'l #2,304/14,009 High Powdersville High A SC #16/196 Nat'l #817/17,239

Schools (NCES district)

• District: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

C Composite livability gradescore 66/100

Livability — Powdersville

• Score: 66/100
• State rank: #110
• US rank: #11385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Powdersville, SC
• County: Greenville County · 210,546 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 12% of renters

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Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 1%

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Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers exterior maintenance, lawn maintenance, street lights, trash service, bylaws, and restrictive covenantsCommunity offers lawn maintenance

Exterior

• Parking: Attached 2-car garagePaved driveway
• Utilities: Public waterPublic sewerGas water heaterGarbage pickup (private)Electric service
• Home design: Two-story homeNorwood II modelUnder construction (approx. completion Aug 31, 2026)
• Construction: Built circa 2026Hardboard siding exteriorComposition shingle roofSlab foundationAttic and garage storageBuilt by Smith Douglas Homes
• Exterior features: PatioLevel lot with sidewalk

Interior

• Kitchen: Cooktop (gas, smooth)Gas ovenBuilt-in microwaveDishwasherDisposalPantry
• Bedrooms: Primary bedroom with double sink, full bath, and walk-in closet (primary on 2nd level)Bedroom sizes approximately 15 x 13, 12 x 11, and 10 x 10
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroomPrimary bath with double sink
• Heating & cooling: Natural gas heatingCentral forced-air cooling (electric)
• Interior features: Attic stairs (disappearing)9'+ smooth ceilingsGranite countertopsOpen floor planSmoke detectorPantry/closet storageWalk-in closet
• Laundry & utility: Second-floor laundry with walk-in space

Price history

+1.6% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $268,500 Zillow
• 2026-05-23 Price Changed $268,500 Greater Greenville MLS
• 2026-05-23 Price Changed $268,500 WUMLS
• 2026-04-29 Listed $264,255 Zillow
• 2026-04-28 Listed $264,255 WUMLS
• 2026-04-28 Listed $264,255 Greater Greenville MLS