115 Tango Dr · Clinton, SC 29325

$165,999

3 bd · 2.5 ba · 1,423 sqft · Townhouse · 99 Days on market

Built 2026 Est $174k · 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
• ARV discount +9.5/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The first level of this two-story townhome is host to a spacious open floorplan shared between the kitchen, Great Room and breakfast nook. Access to a patio makes indoor-outdoor living and entertaining simple. All three bedrooms are found upstairs, including the luxe owner's suite which features an en-suite bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Walk-in closet
• Open floorplan

Tags

• OPEN FLOORPLAN
• PATIO
• INDOOR-OUTDOOR LIVING
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price reported at $164,999

Exterior

• Parking: 1-car garage (1 parking space total)
• Home design: Single-family home; Active listing
• Construction: Chestnut floor plan
• Exterior features: Living area of 1,423 (as reported)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec new-construction home (Chestnut plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $166k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $151k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.1% in Clinton — 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 56/100 on livability (#296 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Laurens 56 (rural): math 35% / reading 40% proficiency, ranked #38 of 80 in SC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 621 units permitted in Laurens 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.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($151k) is reasonable based on typical stale-listing flexibility.

Recommended offer $151,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $173,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Tango Dr Unit SDT 13 Chestnut B	0.03mi	3/2.5	1,423 (0%)	2mo	$167,000	$117	97
125 Tango Dr Unit ST 13 Chestnut B	0.02mi	3/2.5	1,423 (0%)	2mo	$167,000	$117	97
123 Tango Dr Unit ST 12 Chestnut A	0.02mi	3/2.5	1,423 (0%)	3mo	$175,099	$123	97
123 Tango Dr Unit ST 12 Chestnut A	0.02mi	3/2.5	1,423 (0%)	3mo	$175,099	$123	97
111 Tango Dr Unit ST 6 Chestnut BEL	0.01mi	3/2.5	1,423 (0%)	4mo	$186,999	$131	96
119 Tango Dr Unit ST 10 Magnolia BER	0.01mi	3/2.5	1,403 (-1%)	3mo	$177,499	$127	95
101 Tango Dr Unit ST 1 Chestnut BEL	0.03mi	3/2.5	1,423 (0%)	4mo	$174,000	$122	95
104 Tango Dr Unit ST 133 Chestnut B	0.05mi	3/2.5	1,423 (0%)	5mo	$172,999	$122	94
104 Tango Dr Unit ST 133 Chestnut B	0.05mi	3/2.5	1,423 (0%)	5mo	$172,999	$122	94
106 Tango Dr Unit ST 132 Chestnut A	0.04mi	3/2.5	1,423 (0%)	6mo	$169,149	$119	93
106 Tango Dr	0.05mi	3/2.5	1,423 (0%)	6mo	$169,149	$119	93
102 Tango Dr Unit ST 134 Magnolia A	0.05mi	3/2.5	1,403 (-1%)	4mo	$171,059	$122	92

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,335
• Equity at exit: $24,751

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $25,359
• Equity at exit: $14,353

Cash invested: $46,480 (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 29325

• Active inventory: 128
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$871
• Tax est. 1.5%: −$207 /mo · $2,490/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $354

Break-even live

Break-even rent $1,452

Max offer price $165,999

Occupancy floor 76%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	3d	1	1.37mi

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$9,299
• − Property taxes: −$2,490
• − Insurance: −$830
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,829
• Taxable income: $1,704
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $3,837/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: Laurens 56
• NCES district ID: 4502640
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $35,830
• Composite: 31.05/100
• National rank: #6079
• State rank: #38 of 80 in SC

Livability — Clinton

• Score: 56/100
• State rank: #296
• US rank: #22922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, SC
• City population: 14,164
• Population (ZIP): 14,164

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.54%
• Current HPI: 150.1573
• 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