128 Tucker Ln · Easley, SC 29640

$165,726

3 bd · 2.0 ba · 1,193 sqft · Land · 1 Days on market

Built 2021 0.68 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2021 Clayton mobile home on a private . 68-acre wooded lot with NO HOA and NO restrictions! This move-in ready home features 3 bedrooms, 2 full baths, an open floor plan, luxury vinyl plank flooring, spacious living area, and a large kitchen with abundant cabinetry and breakfast bar. The owner's suite includes dual vanities and a walk-in shower. Enjoy privacy, room to roam, and the freedom to use your property your way while still being conveniently located near Easley and Pickens. A rare combination of affordability, privacy, and flexibility

Key facts

• Open floor plan
• No restrictions
• Private wooded lot

Tags

• PRIVATE WOODED LOT
• NO HOA
• NO RESTRICTIONS
• OPEN FLOOR PLAN
• ABUNDANT CABINETRY
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: HOA/CC&R restrictions (restrictive covenants)

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Electric water heater; Septic sewer; Private garbage pickup
• Home design: Single-story residential home; Built in 2021; Crawl space foundation
• Construction: Partial brick veneer and vinyl siding exterior; Architectural roof
• Exterior features: Deck; Porch; Some storm doors; Tilt-out windows; Vinyl/aluminum trim; Some trees and wooded lot

Interior

• Kitchen: Kitchen approx. 14 x 9; Dishwasher; Electric cooktop
• Bedrooms: Primary bedroom on main level with walk-in closet, shower-only and full bath (approx. 16 x 11); Second bedroom approx. 13 x 9; Third bedroom approx. 12 x 9; Three bedrooms on the main level
• Flooring: Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central forced cooling (electric)
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Open floor plan; Smoke detectors; Walk-in closets; Split floor plan; Laminate countertops
• Laundry & utility: Laundry on the first floor with walk-in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $166k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $164k (1.2% below list).
• Recommended offer: $164k (1.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Crosswell Elementary (math 44% / reading 44%, grade F, #239 of 597 statewide, top 41%, 531 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 (+5.7%/yr); 229 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $163,676 (1.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-12,871
• Equity at exit: $24,710

10-year hold

• IRR: 5.4%
• Equity multiple: 1.45×
• Total profit: $20,735
• Equity at exit: $14,329

Cash invested: $46,403 (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 29640

• Home prices YoY: -28.0%
• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$869
• Tax est. 1.5%: −$207 /mo · $2,486/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $148

Break-even live

Break-even rent $1,450

Max offer price $165,726

Occupancy floor 86%

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: $41,432
• Closing costs: $4,972
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 548-char remark
2. 2026-06-19
   listed $165,726 Active 1 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,641
• − Mortgage interest: −$9,283
• − Property taxes: −$2,486
• − Insurance: −$829
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,821
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,994/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

• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 33,142
• Household income: $62,207
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 789.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -106.69%
• Current HPI: 274.4751
• Rent YoY: ▲ 5.69%
• 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

1 event — show timeline

• 2026-06-18 Listed $165,726 Greater Greenville MLS

Property tax history

+0.1%/yr

Latest (2025): $266 · +8.1% YoY. Source: county tax records.