109 Brookside Cir · Belton, SC 29627

$164,900

2 bd · 1.0 ba · 1,026 sqft · Other public records · 273 Days on market

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

Key facts

• Kitchen appliances
• Tenant occupied
• Investment property

Tags

• INVESTMENT PROPERTY
• TENANT OCCUPIED
• HARDWOOD FLOORS
• SMOOTH CEILINGS
• KITCHEN APPLIANCES
• REFRIGERATOR

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Gravel driveway; Other/see remarks (additional parking details)
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; No garage
• Home design: Single-story home; Approximate age: 50+ years; Lead based paint disclosure required; Residential property disclosure required; Lot dimensions approx. 128 x 120 x 107 x 103; Lot size: 1/2 acre or less
• Construction: Asbestos shingle exterior; Architectural roof; Crawl space foundation; Attic storage
• Exterior features: Front porch; Level to gently sloped lot

Interior

• Kitchen: Kitchen (approx. 12 x 12); Dishwasher; Refrigerator; Electric freestanding range
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on main level (approx. 11 x 12); Second bedroom (approx. 10 x 13)
• Flooring: Ceramic tile; Hardwood; Laminate flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Heat pump heating; Electric cooling; Heat pump cooling
• Interior features: Smooth ceilings; Laminate countertops; No fireplace; Walk-in laundry
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 (6.0% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.3% in Belton — 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 74/100 on livability (#32 in SC, #4,723 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: commute F, employment F.
• Anderson 02 (rural): math 46% / reading 52% proficiency, ranked #16 of 80 in SC (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belton Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 372 students, 86% FRL) — zoned schools average 86% FRL vs 46% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 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.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 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

• 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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.94% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.9

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,960
• Equity at exit: $24,587

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,406
• Equity at exit: $14,258

Cash invested: $46,172 (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 29627

• Home prices YoY: -1.3%
• Active inventory: 134
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $233

Break-even live

Break-even rent $1,255

Max offer price $164,900

Occupancy floor 80%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Ellison St Belton, SC	3.0	2.0	1400	$1,550	$1.11	2d	1	0.77mi

Listing history 19 events

1. 2026-06-18
   days on market $164,900 Active 273 DOM
2. 2026-06-17
   days on market $164,900 Active 272 DOM
3. 2026-06-16
   days on market $164,900 Active 271 DOM
4. 2026-06-15
   days on market $164,900 Active 270 DOM
5. 2026-06-13
   days on market $164,900 Active 268 DOM
6. 2026-06-10
   days on market $164,900 Active 265 DOM
7. 2026-06-09
   days on market $164,900 Active 264 DOM
8. 2026-06-08
   days on market $164,900 Active 263 DOM
9. 2026-06-07
   days on market $164,900 Active 262 DOM
10. 2026-06-03
    days on market $164,900 Active 258 DOM
11. 2026-06-03
    days on market $164,900 Active 257 DOM
12. 2026-06-01
    days on market $164,900 Active 256 DOM
13. 2026-05-31
    days on market $164,900 Active 255 DOM
14. 2026-03-18
    status Active 390-char remark

    Show marketing remark (390 chars)

    Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

15. 2026-03-18
    status Active

    Show marketing remark (390 chars)

    Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

16. 2026-03-18
    historical

    Show marketing remark (390 chars)

    Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

17. 2026-03-17
    historical 390-char remark

    Show marketing remark (390 chars)

    Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

18. 2025-09-17
    listed $164,900 Active 390-char remark

    Show marketing remark (390 chars)

    Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

19. 2025-09-17
    listed $164,900 Active

    Show marketing remark (390 chars)

    Adorable 2 bed/1 bath starter home or investment property located right outside the heart of Belton! The home is currently tenant occupied with a long-term tenant. Interior features include hardwood floors, smooth ceilings, spacious living and dining room. Kitchen appliances to convey, including the refrigerator. The exterior has been repainted within the year. Property being sold as is.

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$241/yr (+$20/mo · 34.6%)

ⓘ 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 3/10 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$9,237
• − Property taxes: −$699
• − Insurance: −$824
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,797
• Taxable income: $67
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,778/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: Anderson 02
• NCES district ID: 4500810
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $38,940
• Composite: 40.88/100
• National rank: #3623
• State rank: #16 of 80 in SC

Livability — Belton

• Score: 74/100
• State rank: #32
• US rank: #4723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belton, SC
• City population: 16,518
• Population (ZIP): 16,518

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.78%
• Current HPI: 355.0273
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-18 Relisted — WUMLS
• 2026-03-18 Relisted — Greater Greenville MLS
• 2026-03-18 Listing Removed — Greater Greenville MLS
• 2026-03-17 Listing Removed — WUMLS
• 2025-09-17 Listed $164,900 Greater Greenville MLS
• 2025-09-17 Listed $164,900 WUMLS

Property tax history

+3.5%/yr

Latest (2025): $699 · +10.9% YoY. Source: county tax records.