109 Brooklane Ct · Easley, SC 29642

$222,000

3 bd · 3.0 ba · 1,605 sqft · Townhouse public records · 161 Days on market

Built 2022 3,049 sqft lot Est $221k · at est. $120/mo HOA · 6% of rent

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +7.4/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 109 Brooklane Ct. , this stunning three-story townhouse in the desirable Edgewood Townes subdivision provides the perfect blend of modern style and low-maintenance living. The heart of the home anchors the second floor, featuring a bright, open-concept layout that encourages effortless entertaining. The kitchen dazzles with granite countertops, sleek stainless steel appliances, and ample cabinetry. Sunlight floods the area. A large living room, dining area, and half bath complete this floor. The main level grants seamless access to a private balcony, perfect for relaxing outdoors. The top floor serves as a quiet retreat, housing all three bedrooms and the laundry area for ultimate convenience. The primary suite includes a private full bathroom and a generous walk-in closet. Two additional well-appointed bedrooms share a bathroom on the top level. This layout showcases ample space for family, guests, or a home office. On the ground level, an attached one-car garage features secure parking and additional storage. The foyer serves as the perfect drop zone. Edgewood Townes gives residents a lifestyle focused on comfort and leisure. Weekly lawn maintenance is covered by the monthly HOA fee, so you’re free to enjoy the community’s updated dog park. Residents have exclusive access to Pope Field, which features pickleball and tennis courts, baseball fields, and a playground. The home is ideally situated. It is just minutes from the Doode Trail, the unique shops and eateries in Downtown Easley, as well as Clemson University. Downtown Greenville is only a 20-minute drive away.

Key facts

• Private balcony
• Open concept layout
• $120 HOA

Tags

• THREE STORY TOWNHOUSE
• OPEN CONCEPT LAYOUT
• PRIVATE BALCONY
• ATTACHED ONE CAR GARAGE
• EXCLUSIVE ACCESS TO POPE FIELD
• PICKLEBALL AND TENNIS COURTS

Property features AI

Finance

• HOA & community: Community has a homeowners association; HOA covers common area insurance, lawn maintenance, and street lights; Community amenities include a recreational path and a dog park

Exterior

• Parking: Attached 1-car garage; Paved driveway; Garage provides storage space
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Attached garage (power available)
• Home design: Residential property; More than 3 stories (3+); Built in 2022
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation
• Exterior features: Deck; Patio; Tilt-out windows; Thermal windows; Level lot; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Built-in microwave; Refrigerator; Granite countertops
• Bedrooms: Primary suite on 2nd level with full bath, tub/shower and walk-in closet (approx. 13 x 12); Second bedroom (approx. 10 x 10); Third bedroom (approx. 10 x 10)
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Heat pump; Central forced cooling
• Interior features: Second staircase; Ceiling fans; Smooth ceilings; Granite countertops; Cable available; Smoke detector; Walk-in closets
• Laundry & utility: Laundry on 2nd floor in closet-style space; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $222k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $204k (8.1% below list).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.0% in Easley — 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 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, 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.
• Zoned schools: West End Elementary (math 41% / reading 47%, grade F, #239 of 597 statewide, top 41%, 622 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 (+5.3%/yr); 315 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 161 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $160k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $195,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $221,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Brooklane Ct	0.00mi	3/2.5	1,605 (0%)	1mo	$227,000	$141	97
106 Sproles Ln	0.03mi	3/2.5	1,605 (0%)	4mo	$200,000	$125	94
105 Sproles Ln	0.04mi	3/2.5	1,605 (0%)	8mo	$215,642	$134	90
108 Sproles Ln	0.04mi	3/2.5	1,588 (-1%)	7mo	$218,000	$137	88
258 Brooklane Ct	0.13mi	3/2.5	1,605 (0%)	7mo	$211,000	$131	86
106 Brooklane Ct	0.03mi	3/2.5	1,543 (-4%)	6mo	$215,000	$139	86
120 Sligh Way	0.19mi	3/2.5	1,596 (-1%)	11mo	$235,250	$147	79
117 Northridge Ct	0.29mi	3/2.5	1,498 (-7%)	3mo	$202,000	$135	71
208 Northridge Ct	0.32mi	3/2.5	1,493 (-7%)	1mo	$206,000	$138	71
213 Southridge Ct	0.27mi	3/2.5	1,501 (-6%)	8mo	$206,500	$138	68
116 Southridge Ct	0.28mi	3/2.5	1,485 (-8%)	5mo	$205,000	$138	68
104 Southridge Ct	0.27mi	3/2.5	1,536 (-4%)	12mo	$225,000	$146	68

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-22,473
• Equity at exit: $33,101

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $12,365
• Equity at exit: $19,195

Cash invested: $62,160 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 315
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$92
• HOA: −$120
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $136

Break-even live

Break-even rent $1,869

Max offer price $222,000

Occupancy floor 88%

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Brown Cir Easley, SC	3.0	2.5	1625	$2,000	$1.23	14d	1	0.09mi
101 Brown Cir Easley, SC	3.0	2.5	2049	$2,250	$1.10	3d	1	0.13mi
100 Pebble Brook Ct Easley, SC	2.0–3.0	2.0	999	$1,435	$1.44	2d	1	0.39mi
110 Pearson Terrace Dr Easley, SC	1.0–3.0	1.0–2.0	1053	$1,374	$1.30	2d	1	0.47mi
126 Lakeshore Dr Easley, SC	3.0	2.0	1141	$1,875	$1.64	3d	1	0.54mi
209 Springfield Cir Unit A Easley, SC	3.0	2.0	1100	$1,475	$1.34	23d	1	0.74mi
113 S 7th St Easley, SC	2.0	1.0	1116	$1,000	$0.90	3d	1	0.91mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	3d	6	0.96mi
106 S 9th St Easley, SC	2.0	2.5	1100	$1,750	$1.59	23d	1	0.99mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	11d	1	1.31mi
124 S Pendleton St Unit 124 Easley, SC	3.0	2.5	2046	$2,100	$1.03	3d	1	1.31mi
102 Russell St #101 Easley, SC	2.0	2.0	1050	$1,299	$1.24	23d	1	1.36mi
110 Wilbur St Easley, SC	3.0	2.5	1550	$1,750	$1.13	23d	1	1.49mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 21 events

1. 2026-06-18
   days on market $222,000 Active 161 DOM
2. 2026-06-17
   days on market $222,000 Active 160 DOM
3. 2026-06-16
   days on market $222,000 Active 159 DOM
4. 2026-06-15
   days on market $222,000 Active 158 DOM
5. 2026-06-13
   pricedays on market $222,000 Active 156 DOM
6. 2026-06-10
   days on market $224,450 Active 153 DOM
7. 2026-06-09
   days on market $224,450 Active 152 DOM
8. 2026-06-08
   days on market $224,450 Active 151 DOM
9. 2026-06-07
   days on market $224,450 Active 150 DOM
10. 2026-06-05
    days on market $224,450 Active 147 DOM
11. 2026-06-03
    days on market $224,450 Active 146 DOM
12. 2026-06-03
    days on market $224,450 Active 145 DOM
13. 2026-06-01
    days on market $224,450 Active 144 DOM
14. 2026-05-31
    days on market $224,450 Active 143 DOM
15. 2026-04-09
    price $224,450
16. 2026-04-08
    price $224,450 1616-char remark

    Show marketing remark (1616 chars)

    Located at 109 Brooklane Ct. , this stunning three-story townhouse in the desirable Edgewood Townes subdivision provides the perfect blend of modern style and low-maintenance living. The heart of the home anchors the second floor, featuring a bright, open-concept layout that encourages effortless entertaining. The kitchen dazzles with granite countertops, sleek stainless steel appliances, and ample cabinetry. Sunlight floods the area. A large living room, dining area, and half bath complete this floor. The main level grants seamless access to a private balcony, perfect for relaxing outdoors. The top floor serves as a quiet retreat, housing all three bedrooms and the laundry area for ultimate convenience. The primary suite includes a private full bathroom and a generous walk-in closet. Two additional well-appointed bedrooms share a bathroom on the top level. This layout showcases ample space for family, guests, or a home office. On the ground level, an attached one-car garage features secure parking and additional storage. The foyer serves as the perfect drop zone. Edgewood Townes gives residents a lifestyle focused on comfort and leisure. Weekly lawn maintenance is covered by the monthly HOA fee, so you’re free to enjoy the community’s updated dog park. Residents have exclusive access to Pope Field, which features pickleball and tennis courts, baseball fields, and a playground. The home is ideally situated. It is just minutes from the Doode Trail, the unique shops and eateries in Downtown Easley, as well as Clemson University. Downtown Greenville is only a 20-minute drive away.

17. 2026-04-08
    listed $224,450 Active 1616-char remark

    Show marketing remark (1616 chars)

    Located at 109 Brooklane Ct. , this stunning three-story townhouse in the desirable Edgewood Townes subdivision provides the perfect blend of modern style and low-maintenance living. The heart of the home anchors the second floor, featuring a bright, open-concept layout that encourages effortless entertaining. The kitchen dazzles with granite countertops, sleek stainless steel appliances, and ample cabinetry. Sunlight floods the area. A large living room, dining area, and half bath complete this floor. The main level grants seamless access to a private balcony, perfect for relaxing outdoors. The top floor serves as a quiet retreat, housing all three bedrooms and the laundry area for ultimate convenience. The primary suite includes a private full bathroom and a generous walk-in closet. Two additional well-appointed bedrooms share a bathroom on the top level. This layout showcases ample space for family, guests, or a home office. On the ground level, an attached one-car garage features secure parking and additional storage. The foyer serves as the perfect drop zone. Edgewood Townes gives residents a lifestyle focused on comfort and leisure. Weekly lawn maintenance is covered by the monthly HOA fee, so you’re free to enjoy the community’s updated dog park. Residents have exclusive access to Pope Field, which features pickleball and tennis courts, baseball fields, and a playground. The home is ideally situated. It is just minutes from the Doode Trail, the unique shops and eateries in Downtown Easley, as well as Clemson University. Downtown Greenville is only a 20-minute drive away.

18. 2026-02-26
    price $234,450
19. 2026-02-08
    listed $234,450 Active 1616-char remark

    Show marketing remark (1616 chars)

    Located at 109 Brooklane Ct. , this stunning three-story townhouse in the desirable Edgewood Townes subdivision provides the perfect blend of modern style and low-maintenance living. The heart of the home anchors the second floor, featuring a bright, open-concept layout that encourages effortless entertaining. The kitchen dazzles with granite countertops, sleek stainless steel appliances, and ample cabinetry. Sunlight floods the area. A large living room, dining area, and half bath complete this floor. The main level grants seamless access to a private balcony, perfect for relaxing outdoors. The top floor serves as a quiet retreat, housing all three bedrooms and the laundry area for ultimate convenience. The primary suite includes a private full bathroom and a generous walk-in closet. Two additional well-appointed bedrooms share a bathroom on the top level. This layout showcases ample space for family, guests, or a home office. On the ground level, an attached one-car garage features secure parking and additional storage. The foyer serves as the perfect drop zone. Edgewood Townes gives residents a lifestyle focused on comfort and leisure. Weekly lawn maintenance is covered by the monthly HOA fee, so you’re free to enjoy the community’s updated dog park. Residents have exclusive access to Pope Field, which features pickleball and tennis courts, baseball fields, and a playground. The home is ideally situated. It is just minutes from the Doode Trail, the unique shops and eateries in Downtown Easley, as well as Clemson University. Downtown Greenville is only a 20-minute drive away.

20. 2026-01-08
    listed $244,450 Active
21. 2022-08-22
    soldstatus $159,650

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$69/yr (+$6/mo · 5.8%)

ⓘ 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: $24,495
• − Mortgage interest: −$12,435
• − Property taxes: −$1,196
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$1,440
• − Depreciation: −$6,458
• Taxable loss: −$2,064
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $2,130/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 — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easley, SC
• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• 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

+40.6% since first listed

7 events — show timeline

• 2026-04-09 Price Changed $224,450 Greater Greenville MLS
• 2026-04-08 Price Changed $224,450 SPMLS
• 2026-04-08 Listed $224,450 WUMLS
• 2026-02-26 Price Changed $234,450 Greater Greenville MLS
• 2026-02-08 Listed $234,450 SPMLS
• 2026-01-08 Listed $244,450 Greater Greenville MLS
• 2022-08-22 Sold (Public Records) $159,650 Public Records

Property tax history

+136.7%/yr

Latest (2025): $1,196 · -1.5% YoY. Source: county tax records.