16 Ropp St · Gray Court, SC 29645

$69,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 67 Days on market

0.34 ac lot Est $72k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS.. This could be a beautiful house, Investor Special! remodel for a nice little house.

Key facts

• Demo completed
• Zoning
• Asbestos removed

Tags

• CORNER LOT
• ZONING
• DEMO COMPLETED
• LEAD BASED PAINT REMOVED
• ASBESTOS REMOVED

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA amenities or fees listed

Exterior

• Parking: Unpaved driveway; No garage
• Utilities: Public water; Septic sewer; Water heater: Other (see remarks); Public garbage pickup
• Home design: Single-story home; Estimated age over 50 years; Crawl space foundation
• Construction: Metal roof
• Exterior features: Front porch; Corner, level lot; Lot dimensions approximately 75 x 186 x 83 x 184; Lot is 1/2 acre or less; Exterior finished in wood

Interior

• Kitchen: Kitchen approximately 15 x 15
• Bedrooms: Primary bedroom (14 x 15); Second bedroom (10 x 14); Two bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No central heating listed; Cooling: Other / see remarks
• Interior features: 9+ foot ceilings; Two fireplaces
• Laundry & utility: No dedicated laundry listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.2% vs local median 4.1% in Gray Court — 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 52/100 on livability (#347 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gray Court-Owings Elementary/Middle (math 16% / reading 24%, grade F, #492 of 597 statewide, top 83%, 763 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $20k; list at $70k implies a 258% gain — meaningful room to come down on a strong offer.

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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 2.87% ✓
• Cap rate: 25.23%
• Cash-on-cash: 67.62%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $72,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Ropp St	0.03mi	2/2.0	1,200 (0%)	4mo	$72,000	$60	91

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: 67.0%
• Equity multiple: 4.01×
• Total profit: $58,946
• Equity at exit: $10,422

10-year hold

• IRR: 71.2%
• Equity multiple: 8.25×
• Total profit: $141,901
• Equity at exit: $6,044

Cash invested: $19,572 (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 29645

• Home prices YoY: -21.9%
• Active inventory: 170
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,103

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 40%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $69,900 Active 67 DOM
2. 2026-06-18
   days on market $69,900 Active 66 DOM
3. 2026-06-17
   days on market $69,900 Active 65 DOM
4. 2026-06-16
   days on market $69,900 Active 64 DOM
5. 2026-06-15
   days on market $69,900 Active 63 DOM
6. 2026-06-14
   days on market $69,900 Active 61 DOM
7. 2026-06-12
   days on market $69,900 Active 60 DOM
8. 2026-06-09
   days on market $69,900 Active 57 DOM
9. 2026-06-08
   days on market $69,900 Active 56 DOM
10. 2026-06-07
    days on market $69,900 Active 55 DOM
11. 2026-06-07
    days on market $69,900 Active 54 DOM
12. 2026-06-03
    days on market $69,900 Active 51 DOM
13. 2026-06-02
    days on market $69,900 Active 50 DOM
14. 2026-06-01
    days on market $69,900 Active 49 DOM
15. 2026-05-31
    days on market $69,900 Active 48 DOM
16. 2026-05-30
    days on market $69,900 Active 47 DOM
17. 2026-05-07
    status Active
18. 2026-04-18
    status Pending
19. 2026-03-25
    listed $69,900 Active
20. 2020-04-23
    soldstatus $19,500 Sold 97-char remark

    Show marketing remark (97 chars)

    SOLD AS IS.. This could be a beautiful house, Investor Special! remodel for a nice little house.

21. 2020-04-10
    status Pending 97-char remark

    Show marketing remark (97 chars)

    SOLD AS IS.. This could be a beautiful house, Investor Special! remodel for a nice little house.

22. 2020-04-06
    listed $29,900 Active 97-char remark

    Show marketing remark (97 chars)

    SOLD AS IS.. This could be a beautiful house, Investor Special! remodel for a nice little house.

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,090
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$2,033
• Taxable income: $12,889
• Est. tax owed @ 24.0%: −$3,093
• After-tax cash flow: $10,141/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: Laurens 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Gray Court

• Score: 52/100
• State rank: #347
• US rank: #24818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gray Court, SC
• Population (ZIP): 11,212

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9% Cuban 1%
• Common ancestry: Slovak 3% Romanian 1% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

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: ▼ -46.90%
• Current HPI: 166.9585
• 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

Price history

+133.8% since first listed

6 events — show timeline

• 2026-05-07 Relisted — Greater Greenville MLS
• 2026-04-18 Pending — Greater Greenville MLS
• 2026-03-25 Listed $69,900 Greater Greenville MLS
• 2020-04-23 Sold (MLS) $19,500 Greater Greenville MLS
• 2020-04-10 Pending — Greater Greenville MLS
• 2020-04-06 Listed $29,900 Greater Greenville MLS