532 Gentry Memorial Hwy · Arial, SC 29640

$189,900

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 12 Days on market

Built 1940 1.80 ac lot Est $181k · at est.

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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).

• Cash flow +14.0/30.0
• ARV discount +5.3/15.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

With 1.8 acres in Easley, this property gives you land and that’s hard to find near town. The Doodle Trail is visible from the backyard, Southern Weaving Food Hall is less than half a mile away, and Downtown Easley is just over a mile from the property. The home is livable today and leaves plenty of opportunity for updates over time. Whether you're looking for a place to live, a small office, or a combination of both, the location and acreage make this one different, especially at this price.

Key facts

• Downtown easley
• 1.8 acres
• Doodle trail

Tags

• 1.8 ACRES
• DOODLE TRAIL
• SOUTHERN WEAVING FOOD HALL
• DOWNTOWN EASLEY

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking (gravel)
• Utilities: Public water; Septic sewer; Private garbage pickup; Electric water heater; Electric power
• Home design: Single-story home; Built around 1940; Attic storage; Crawl space foundation; Vinyl siding exterior; Architectural roof
• Construction: Approximate year built: 1940; Vinyl siding construction; Architectural shingle roof; Crawl space foundation; Attic storage
• Exterior features: Front porch; Level lot with some trees

Interior

• Kitchen: Kitchen (9 x 13); Dining room (11 x 13)
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on main level with garden tub (12 x 13); Second bedroom (10 x 14)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Electric heating; Central forced cooling; Electric water heater
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Solid surface countertops; Smoke detector; Garden tub; Pantry closet; No fireplace
• Laundry & utility: First-floor laundry with walk-in area; Washer connection; Dryer electric hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $26 ($312/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 $155k (18.3% below list).
• Recommended offer: $155k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% in Arial — 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 (#173 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Mckissick Academy of Science And Technology (math 30% / reading 33%, grade F, #383 of 597 statewide, top 64%, 503 students, 100% FRL); Richard H. Gettys Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 1,284 students, 74% FRL); Easley High (math 47% / reading 83%, grade B, #85 of 196 statewide, top 45%, 1,904 students, 65% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 19y 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 $92k; list at $190k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,159 (18.3% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $181,104
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Lucky St	0.44mi	2/1.0	985 (-9%)	1mo	$95,000	$96	64
500 Blair St	0.54mi	2/2.0	1,039 (-4%)	2mo	$140,000	$135	63
712 W Main St	0.67mi	2/1.0	1,091 (+1%)	9mo	$185,000	$170	60
113 Robinson Ave	0.69mi	2/1.0	1,016 (-6%)	4mo	$185,000	$182	55
109 Pace St	0.57mi	3/1.0 (+1)	1,190 (+10%)	2mo	$199,900	$168	49
145 Margaret St	0.72mi	2/1.5	989 (-8%)	3mo	$196,400	$199	48
649 Gentry Memorial Hwy	0.32mi	3/1.0 (+1)	1,168 (+8%)	24mo	$98,000	$84	47
408 Graham St	0.47mi	2/1.0	950 (-12%)	14mo	$112,000	$118	46
105 Margaret St	0.72mi	2/1.0	958 (-11%)	9mo	$157,400	$164	40
301 Bannister St	0.66mi	3/1.5 (+1)	1,215 (+13%)	4mo	$235,000	$193	38
101 Park St	0.66mi	3/2.5 (+1)	1,160 (+8%)	21mo	$249,900	$215	28

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.53×
• Total profit: $-24,852
• Equity at exit: $28,315

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-997
• Equity at exit: $16,419

Cash invested: $53,172 (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: 231
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $26

Break-even live

Break-even rent $1,519

Max offer price $189,900

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $80	+0% $26	+5% $-28	+10% $-82
Rent	-10% $-97	-5% $-35	+0% $26	+5% $87	+10% $149
Rate	-1.0pp $122	-0.5pp $74	base $26	+0.5pp $-23	+1.0pp $-73

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 S 9th St Easley, SC	2.0	2.5	1100	$1,750	$1.59	25d	1	1.35mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	5d	6	1.46mi
113 S 7th St Easley, SC	2.0	1.0	1116	$1,000	$0.90	5d	1	1.46mi

Listing history 8 events

1. 2026-06-22
   days on market $189,900 Active 12 DOM
2. 2026-06-18
   days on market $189,900 Active 9 DOM
3. 2026-06-17
   days on market $189,900 Active 8 DOM
4. 2026-06-16
   days on market $189,900 Active 7 DOM
5. 2026-06-15
   days on market $189,900 Active 6 DOM
6. 2026-06-13
   days on market $189,900 Active 4 DOM
7. 2026-06-10
   remarks 497-char remark
8. 2026-06-10
   listed $189,900 Active 1 DOM

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,619
• − Mortgage interest: −$10,637
• − Property taxes: −$1,498
• − Insurance: −$950
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$5,524
• Taxable loss: −$2,969
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,024/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 — Arial

• Score: 63/100
• State rank: #173
• US rank: #15518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arial, SC
• County: Pickens County · 102,825 people
• 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

+216.5% since first listed

30 events — show timeline

• 2026-06-09 Listed $189,900 Greater Greenville MLS
• 2016-03-01 Sold (Public Records) $92,000 Public Records
• 2015-05-05 Listing Removed — Greater Greenville MLS
• 2015-01-27 Listed $75,000 Greater Greenville MLS
• 2014-11-01 Listing Removed — Greater Greenville MLS
• 2014-07-16 Listing Removed — Greater Greenville MLS
• 2014-04-22 Listed $20,000 Greater Greenville MLS
• 2014-04-22 Listed $95,000 Greater Greenville MLS
• 2013-05-08 Listing Removed — Greater Greenville MLS
• 2013-05-08 Listing Removed — Greater Greenville MLS
• 2013-03-08 Listed $19,900 Greater Greenville MLS
• 2012-12-13 Listed $79,900 Greater Greenville MLS
• 2012-12-01 Listing Removed — WUMLS
• 2012-12-01 Listing Removed — Greater Greenville MLS
• 2012-06-18 Listed $99,900 WUMLS
• 2012-06-06 Listed $99,900 Greater Greenville MLS
• 2012-04-20 Listing Removed — Greater Greenville MLS
• 2012-02-09 Listed $99,900 Greater Greenville MLS
• 2012-01-25 Listing Removed — Greater Greenville MLS
• 2011-09-08 Listed $127,500 Greater Greenville MLS
• 2008-04-08 Sold (Public Records) $50,000 Public Records
• 2007-12-28 Sold (Public Records) $11,103 Public Records
• 2007-12-28 Sold (Public Records) $11,103 Public Records
• 2007-12-27 Sold (MLS) $50,000 Greater Greenville MLS
• 2007-12-26 Sold (Public Records) $11,103 Public Records
• 2007-12-22 Sold (Public Records) $11,103 Public Records
• 2007-12-21 Sold (MLS) $50,000 WUMLS
• 2007-12-01 Listing Removed — Greater Greenville MLS
• 2007-07-30 Listed $60,000 Greater Greenville MLS
• 2007-07-30 Listed $60,000 WUMLS

Property tax history

+5.3%/yr

Latest (2025): $1,498 · +7.4% YoY. Source: county tax records.