7 Valley Rd · Slater-Marietta, SC 29690

$150,000

2 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 9 Days on market

Built 1955 0.76 ac lot Est $143k · at est.

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• ARV discount +5.4/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets location at 7 Valley Road in the heart of Travelers Rest! Just minutes from vibrant downtown Travelers Rest and the popular Swamp Rabbit Trail, this property offers the perfect blend of convenience and potential. Situated on a generous 0.76-acre lot with no HOA, the outdoor space provides a true blank canvas—ideal for creating your dream backyard, garden, or entertaining area, all while being close to shopping, dining, and medical facilities. This approximately 1,400 sq. ft. ranch home is ready for your vision. Renovations have already begun, including an architectural roof installed in 2022 and a new septic system, giving you a strong head start. With a flexible lay

Key facts

• 0.76 acre lot
• Garage
• Listed 9 days

Property features AI

Finance

• HOA & community: No HOA fees (none included)

Exterior

• Parking: Unpaved driveway; Garage/parking: other — see remarks
• Utilities: Public water; Septic sewer; Water heater: see remarks; Garbage pickup: private
• Home design: Single-story home; Approximate age: 50+ years; Lead and residential property disclosures required
• Construction: Architectural roof; Exterior finish: see remarks; Foundation: see remarks
• Exterior features: Porch (other); Level lot with some trees

Interior

• Kitchen: Kitchen approx. 12 x 10; No appliances included
• Bedrooms: Two bedrooms on the main level (primary approx. 12 x 12, second approx. 12 x 10)
• Flooring: Hardwood flooring; Additional flooring details: see remarks
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Smooth ceilings; No fireplace; Combo living and dining room; Bonus/rec room
• Laundry & utility: Main-level walk-in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% vs local median 1.0% in Slater-Marietta — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 561 students, 83% FRL) — zoned schools average 83% FRL vs 42% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 340 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 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 $4k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1955 — 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. 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: 1.09% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $143,412
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Valley Rd	0.00mi	2/1.0	1,406 (0%)	1mo	$143,000	$102	95

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,706
• Equity at exit: $22,365

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $23,247
• Equity at exit: $12,969

Cash invested: $42,000 (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 29690

• Home prices YoY: -32.6%
• Active inventory: 340
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $324

Break-even live

Break-even rent $1,223

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2087 Geer Hwy Travelers Rest, SC	3.0	2.0	1680	$1,549	$0.92	23d	1	0.40mi

Listing history 7 events

1. 2026-05-17
   status Pending
2. 2026-05-09
   status Active
3. 2026-05-08
   listed Contingency Contract
4. 2026-05-08
   listed $150,000
5. 2026-05-08
   historical
6. 2026-04-01
   historical Contingency Contract
7. 2026-03-28
   listed $150,000 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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: $19,588
• − Mortgage interest: −$8,402
• − Property taxes: −$1,400
• − Insurance: −$750
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,364
• Taxable income: $1,538
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $3,516/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: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Slater-Marietta

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Greenville County · 573,815 people
• City population: 337
• Metro: Greenville-Anderson, SC
• Population (ZIP): 26,358
• Household income: $69,956
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 557.0

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.30%
• Current HPI: 246.9974
• Rent YoY: —
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-17 Pending — Greater Greenville MLS
• 2026-05-09 Relisted — Greater Greenville MLS
• 2026-05-08 Listed — Greater Greenville MLS
• 2026-05-08 Listing Removed — Greater Greenville MLS
• 2026-05-08 Listed $150,000 Greater Greenville MLS
• 2026-04-01 Contingent — Greater Greenville MLS
• 2026-03-28 Listed $150,000 Greater Greenville MLS

Property tax history

+2.7%/yr

Latest (2025): $1,400 · +5.0% YoY. Source: county tax records.