225 Meadowlark Dr · Walhalla, SC 29691

$159,900

2 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.36 ac lot Est $147k · 9% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.1/10.0
• Schools +3.7/10.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL KEPT RANCH IN QUIET NEIGHBORHOOD, HARDWOOD FLOORS, FULLY APPLIANCED, GREAT FOR YOUNG GROWING FAMILY OR RETIREES. PRIVATE BACK YARD, EXTRA STORAGE. DUAL HEAT, NATURAL GAS AND BASEBOARD. USDA APPROVED AREA, NO MONEY DOWN POSSIBLE, OWN FOR LESS THAN RENT

Key facts

• Fire pit
• Back porch
• Close to downtown

Tags

• BACK PORCH
• FIRE PIT
• CLOSE TO DOWNTOWN

Property features AI

Exterior

• Parking: Attached carport; Driveway; 1-car garage
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Wood siding construction; Architectural shingle roof; Crawlspace foundation
• Construction: Approximately 31-50 years old
• Exterior features: Paved driveway; Front porch; Porch; City lot; Subdivision; Trees

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Smooth cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms; Office
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central air (electric); Baseboard heating; Electric heating; Gas heating
• Interior features: Ceiling fans; Pull-down attic stairs; Window treatments; Blinds; Vinyl window features; Main-level primary bedroom; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.7% vs local median 3.9% in Walhalla — 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 (#171 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D-, amenities F, commute F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 648 units permitted in Oconee County in 2024 (40 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $159,900

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 1.11% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $147,168
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Bonnie Brae Ln	0.40mi	2/1.0	961 (-5%)	10mo	$140,000	$146	63
115 Hillcrest Ct	0.63mi	3/2.0 (+1)	1,040 (+3%)	23mo	$235,000	$226	39
102 Hillcrest Ct	0.56mi	3/2.0 (+1)	1,137 (+13%)	12mo	$80,000	$70	35

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,814
• Equity at exit: $23,842

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $39,257
• Equity at exit: $13,825

Cash invested: $44,772 (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 29691

• Home prices YoY: -27.8%
• Active inventory: 87
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $452

Break-even live

Break-even rent $1,210

Max offer price $159,900

Occupancy floor 70%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-21
   listed $159,900 Active
2. 2016-12-22
   soldstatus $80,000 256-char remark

   Show marketing remark (256 chars)

   WELL KEPT RANCH IN QUIET NEIGHBORHOOD, HARDWOOD FLOORS, FULLY APPLIANCED, GREAT FOR YOUNG GROWING FAMILY OR RETIREES. PRIVATE BACK YARD, EXTRA STORAGE. DUAL HEAT, NATURAL GAS AND BASEBOARD. USDA APPROVED AREA, NO MONEY DOWN POSSIBLE, OWN FOR LESS THAN RENT

3. 2016-12-22
   soldstatus $80,000

   Show marketing remark (256 chars)

   WELL KEPT RANCH IN QUIET NEIGHBORHOOD, HARDWOOD FLOORS, FULLY APPLIANCED, GREAT FOR YOUNG GROWING FAMILY OR RETIREES. PRIVATE BACK YARD, EXTRA STORAGE. DUAL HEAT, NATURAL GAS AND BASEBOARD. USDA APPROVED AREA, NO MONEY DOWN POSSIBLE, OWN FOR LESS THAN RENT

4. 2016-03-25
   listed $84,900 256-char remark

   Show marketing remark (256 chars)

   WELL KEPT RANCH IN QUIET NEIGHBORHOOD, HARDWOOD FLOORS, FULLY APPLIANCED, GREAT FOR YOUNG GROWING FAMILY OR RETIREES. PRIVATE BACK YARD, EXTRA STORAGE. DUAL HEAT, NATURAL GAS AND BASEBOARD. USDA APPROVED AREA, NO MONEY DOWN POSSIBLE, OWN FOR LESS THAN RENT

5. 2006-07-31
   soldstatus $86,250
6. 2006-07-24
   soldstatus $86,250 494-char remark

   Show marketing remark (494 chars)

   Grandma's hanging up her apron and says to bring the checkbook, because she is offering some lucky homebuyer the best deal in town. You'll find charm and convenience in this 2 BR, 1 1/2 BA w/ powder room, open living space and many extras. House has been EXCELLENTLY maintained and updated. Large yard with beautiful landscaping. You'll get the most for your money with this one. .. .. PRICED TO SELL. This one won't last long at this price. UNDER CONTRACT 6-6-06, ACCEPTING BACK UP CONTRACTS

7. 2006-04-12
   listed $95,000 494-char remark

   Show marketing remark (494 chars)

   Grandma's hanging up her apron and says to bring the checkbook, because she is offering some lucky homebuyer the best deal in town. You'll find charm and convenience in this 2 BR, 1 1/2 BA w/ powder room, open living space and many extras. House has been EXCELLENTLY maintained and updated. Large yard with beautiful landscaping. You'll get the most for your money with this one. .. .. PRICED TO SELL. This one won't last long at this price. UNDER CONTRACT 6-6-06, ACCEPTING BACK UP CONTRACTS

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$303/yr (+$25/mo · 49.9%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $21,385
• − Mortgage interest: −$8,957
• − Property taxes: −$608
• − Insurance: −$800
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$4,652
• Taxable income: $2,947
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $4,717/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Walhalla

• Score: 63/100
• State rank: #171
• US rank: #15277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walhalla, SC
• Population (ZIP): 12,248

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.05%
• Current HPI: 207.8251
• 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

+68.3% since first listed

7 events — show timeline

• 2026-05-21 Listed $159,900 WUMLS
• 2016-12-22 Sold (Public Records) $80,000 Public Records
• 2016-12-22 Sold (MLS) $80,000 WUMLS
• 2016-03-25 Listed $84,900 WUMLS
• 2006-07-31 Sold (Public Records) $86,250 Public Records
• 2006-07-24 Sold (MLS) $86,250 WUMLS
• 2006-04-12 Listed $95,000 WUMLS

Property tax history

+0.7%/yr

Latest (2025): $608 · +1.0% YoY. Source: county tax records.