139 Davis Rd · Arial, SC 29640

$130,000

2 bd · 1.0 ba · 690 sqft · Manufactured · 28 Days on market

0.75 ac lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

Key facts

• Easy access
• Fully renovated home
• Modern updates

Tags

• FULLY RENOVATED HOME
• MODERN UPDATES
• MOVE IN READY
• QUIET SETTING
• EASY ACCESS

Property features AI

Finance

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

Exterior

• Parking: Driveway parking; Gravel driveway; No garage
• Utilities: Public water; Septic sewer; Private garbage pickup
• Home design: Single-story residence; Approximate age 31–50 years; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Kitchen approximately 12 x 10; Refrigerator; Electric cooktop
• Bedrooms: Primary bedroom on main level (12 x 12); Second bedroom on main level (10 x 10); Two bedrooms on the main level
• Flooring: Luxury vinyl tile/plank
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating system; Electric cooling system; Electric water heater
• Interior features: Open floor plan; No fireplace
• Laundry & utility: Washer connection; Dryer electric hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $222 ($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 $124k (4.5% below list).
• Recommended offer: $124k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: 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: Pickens Elementary (math 34% / reading 36%, grade F, #339 of 597 statewide, top 57%, 498 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $130k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,157 (4.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.96% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,559
• Equity at exit: $19,383

10-year hold

• IRR: 9.6%
• Equity multiple: 1.82×
• Total profit: $29,778
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $222

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 77%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-14
   status Pending 422-char remark

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

2. 2026-05-14
   status Pending

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

3. 2026-05-11
   price $130,000

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

4. 2026-05-11
   price $130,000 422-char remark

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

5. 2026-05-08
   price $145,000 422-char remark

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

6. 2026-05-08
   price $145,000

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

7. 2026-04-21
   listed $155,000 Active 422-char remark

   Show marketing remark (422 chars)

   Welcome to this fully renovated home in Easley! Completely remodeled from top to bottom, this move-in ready property features modern updatesthroughout, creating a fresh and stylish living space. Enjoy the convenience of nearby Hwy 183 with easy access to Easley, Pickens, andGreenville while still enjoying a quiet setting. With all the updates already completed, this home is ready for its new owners to move in and enjoy

8. 2026-04-16
   listed $155,000 Active
9. 2026-04-15
   historical
10. 2026-04-11
    listed $155,000 Active
11. 2026-04-10
    historical
12. 2026-04-03
    status Active
13. 2026-03-29
    status Pending
14. 2026-03-27
    price $155,000
15. 2026-03-04
    listed $165,000 Active
16. 2025-08-05
    soldstatus $69,500 Closed
17. 2025-08-05
    soldstatus $69,500 Sold
18. 2025-07-31
    listed $69,500 Active
19. 2025-07-31
    listed $69,500 Active
20. 2025-06-26
    soldstatus $60,000
21. 2004-07-09
    soldstatus $6,000
22. 2003-10-28
    soldstatus $18,000

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$463/yr (+$39/mo · 166.2%)

ⓘ 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 5/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,899
• − Mortgage interest: −$7,282
• − Property taxes: −$278
• − Insurance: −$650
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,782
• Taxable income: $523
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,535/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

• 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

+622.2% since first listed

22 events — show timeline

• 2026-05-14 Pending — WUMLS
• 2026-05-14 Pending — Greater Greenville MLS
• 2026-05-11 Price Changed $130,000 Greater Greenville MLS
• 2026-05-11 Price Changed $130,000 WUMLS
• 2026-05-08 Price Changed $145,000 WUMLS
• 2026-05-08 Price Changed $145,000 Greater Greenville MLS
• 2026-04-21 Listed $155,000 WUMLS
• 2026-04-16 Listed $155,000 Greater Greenville MLS
• 2026-04-15 Listing Removed — Greater Greenville MLS
• 2026-04-11 Listed $155,000 Greater Greenville MLS
• 2026-04-10 Listing Removed — Greater Greenville MLS
• 2026-04-03 Relisted — Greater Greenville MLS
• 2026-03-29 Pending — Greater Greenville MLS
• 2026-03-27 Price Changed $155,000 Greater Greenville MLS
• 2026-03-04 Listed $165,000 Greater Greenville MLS
• 2025-08-05 Sold (MLS) $69,500 Greater Greenville MLS
• 2025-08-05 Sold (MLS) $69,500 WUMLS
• 2025-07-31 Listed $69,500 Greater Greenville MLS
• 2025-07-31 Listed $69,500 WUMLS
• 2025-06-26 Sold (Public Records) $60,000 Public Records
• 2004-07-09 Sold (Public Records) $6,000 Public Records
• 2003-10-28 Sold (Public Records) $18,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $278 · +7.3% YoY. Source: county tax records.