124 Rice St · Arial, SC 29640

$170,000

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 30 Days on market

Built 1928 Est $239k · 29% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement- Motivated Seller Priced $10,000 below current appraisal Charming home 124 Rice Street Easley, SC 29640 Move-In Ready! Based on recent market activity, the price has been adjusted to $170,000 to encourage serious buyers. This well-maintained home is available for a smooth, straightforward sale. Schedule your showing today. 1-864-918-3424 [email protected] Seller is open to reasonable offers and a timely closing. Rent to own and owner financing are not available 3-bedroom, 1-bath home offering 1,356 sq ft of comfortable living space. Attentively cared for, this property blends functional layout and impressive outdoor features that are perfect for families, first-time

Key facts

• Well maintained home
• Laundry room
• Den sunroom

Tags

• MOVE IN READY
• WELL MAINTAINED HOME
• FUNCTIONAL LAYOUT
• IMPRESSIVE OUTDOOR FEATURES
• LAUNDRY ROOM
• DEN SUNROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $69 ($833/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 $147k (13.5% below list).
• Recommended offer: $147k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% 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: schools F, amenities F, 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.
• 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).

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

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $147,132 (13.5% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $238,656
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Arial St	0.12mi	2/2.0	1,265 (-7%)	13mo	$202,000	$160	69
234 Oakwood Dr	0.30mi	3/2.0 (+1)	1,360 (+0%)	14mo	$284,900	$209	65
136 Cobb St	0.18mi	2/2.0	1,208 (-11%)	18mo	$212,500	$176	54
148 Mcgaha Rd	0.54mi	2/1.0	1,305 (-4%)	23mo	$280,000	$215	50
231 Mountain Crest Dr	0.57mi	3/2.0 (+1)	1,400 (+3%)	12mo	$249,000	$178	49
143 Old Pond St	0.25mi	3/1.5 (+1)	1,246 (-8%)	24mo	$172,590	$139	48
109 Pace St	0.62mi	3/1.0 (+1)	1,190 (-12%)	2mo	$199,900	$168	44
152 Rutledge St	0.66mi	3/1.5 (+1)	1,215 (-10%)	17mo	$199,000	$164	30

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-19,065
• Equity at exit: $25,348

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $6,709
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $69

Break-even live

Break-even rent $1,383

Max offer price $170,000

Occupancy floor 90%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $170,000 Active 30 DOM
2. 2026-06-17
   days on market $170,000 Active 29 DOM
3. 2026-06-16
   days on market $170,000 Active 28 DOM
4. 2026-06-15
   days on market $170,000 Active 27 DOM
5. 2026-06-13
   days on market $170,000 Active 25 DOM
6. 2026-06-10
   days on market $170,000 Active 22 DOM
7. 2026-06-09
   days on market $170,000 Active 21 DOM
8. 2026-06-08
   days on market $170,000 Active 20 DOM
9. 2026-06-07
   days on market $170,000 Active 19 DOM
10. 2026-06-05
    days on market $170,000 Active 16 DOM
11. 2026-06-03
    days on market $170,000 Active 15 DOM
12. 2026-06-03
    days on market $170,000 Active 14 DOM
13. 2026-06-01
    days on market $170,000 Active 13 DOM
14. 2026-05-31
    days on market $170,000 Active 12 DOM
15. 2026-05-20
    listed $170,000 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/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 ≥105°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: $17,656
• − Mortgage interest: −$9,523
• − Property taxes: −$1,567
• − Insurance: −$850
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,945
• Taxable loss: −$2,054
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,326/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

1 event — show timeline

• 2026-05-20 Listed $170,000 FSBO.com

Property tax history

+24.1%/yr

Latest (2025): $1,567 · +1738.7% YoY. Source: county tax records.