2402 Rosalyn Dr · Newberry, SC 29108

$88,900

2 bd · 1.0 ba · 1,100 sqft · Other public records · 173 Days on market

Built 1965 0.35 ac lot ↓ 15% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom/ 1 bath all brick home with sunken den & kitchen. Deck on backside of home. Closed in carport with sliding glass doors. Metal Roof. Home is sold in AS-IS condition . Back on market due to financing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Metal roof
• Deck on backside
• Closed in carport

Tags

• ALL BRICK HOME
• SUNKEN DEN
• DECK ON BACKSIDE
• CLOSED IN CARPORT
• METAL ROOF

Property features AI

Finance

• Other: Cable TV available

Exterior

• Parking: Enclosed garage
• Utilities: Public water; Septic sewer; Storm doors and storm windows
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Deck; Patio; Brick exterior above foundation

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Painted cabinets; Vinyl flooring; Free-standing range with smooth surface and self-cleaning feature; Refrigerator included
• Bedrooms: Master bedroom on main level with shared bath, private closet, hardwood floors; Second bedroom on main level with shared bath, private closet, carpeted floors
• Flooring: Hardwood in master bedroom; Carpet in living room and second bedroom; Vinyl in kitchen
• Bathrooms: One full bath (main level)
• Heating & cooling: Central cooling; Central heating with gas pack; Electric water heater
• Interior features: Ceiling fan; Beamed and sunken living room
• Laundry & utility: No laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#91 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Newberry High (math 42% / reading 67%, grade C-, #130 of 196 statewide, top 69%, 802 students, 91% FRL) — zoned schools average 91% FRL vs 60% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Newberry 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 100 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 6.2

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: 12.0%
• Equity multiple: 1.47×
• Total profit: $11,823
• Equity at exit: $13,255

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $43,975
• Equity at exit: $7,686

Cash invested: $24,892 (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 29108

• Active inventory: 100
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $412

Break-even live

Break-even rent $670

Max offer price $88,900

Occupancy floor 60%

Sensitivity live

Price	-10% $463	-5% $438	+0% $412	+5% $387	+10% $362
Rent	-10% $318	-5% $365	+0% $412	+5% $459	+10% $507
Rate	-1.0pp $457	-0.5pp $435	base $412	+0.5pp $389	+1.0pp $366

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Vincent St Newberry, SC	3.0	1.0	884	$1,075	$1.22	22d	1	0.61mi
1821 Charles St Newberry, SC	3.0	1.5	1100	$1,500	$1.36	15d	1	0.95mi
1304 Drayton St Newberry, SC	2.0	1.0	850	$995	$1.17	15d	1	1.04mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-03-25
   price $88,900
3. 2025-12-23
   price $94,900
4. 2025-11-20
   status Active
5. 2025-11-14
   status Pending
6. 2025-11-03
   listed $105,000 Active

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $314 · $26/mo
• Projected year-2 tax: $507 · $42/mo
• Expected delta: +$193/yr (+$16/mo · 61.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,305
• − Mortgage interest: −$4,980
• − Property taxes: −$314
• − Insurance: −$444
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,586
• Taxable income: $3,692
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,062/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Newberry

• Score: 67/100
• State rank: #91
• US rank: #10365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, SC
• County: Newberry County · 19,585 people
• City population: 19,585
• Metro: Newberry, SC
• Population (ZIP): 19,585
• Household income: $53,558
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 595.0

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 39% Hispanic / Latino 15% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.09%
• Current HPI: 132.8873
• Rent YoY: —
• Metro: Newberry, 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

-15.3% since first listed

6 events — show timeline

• 2026-05-01 Pending — Consolidated MLS
• 2026-03-25 Price Changed $88,900 Consolidated MLS
• 2025-12-23 Price Changed $94,900 Consolidated MLS
• 2025-11-20 Relisted — Consolidated MLS
• 2025-11-14 Pending — Consolidated MLS
• 2025-11-03 Listed $105,000 Consolidated MLS

Property tax history

+5.8%/yr

Latest (2025): $314 · +45.2% YoY. Source: county tax records.