140 Copperfield Dr Unit B · Central, SC 29630

$135,000

2 bd · 1.0 ba · 960 sqft · Condo public records · 1 Days on market

Built 1982

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 140 Copperfield Drive Unit B in Central, SC! This charming 2-bedroom, 1-bath townhome offers comfortable one-level living with approximately 960 square feet of well-designed space. The inviting layout features a spacious living area, a functional kitchen with ample cabinet storage, and generously sized bedrooms, including a private primary suite. Enjoy low-maintenance living with a private deck perfect for relaxing or entertaining, plus convenient parking and a location just minutes from Clemson University, Southern Wesleyan University, shopping, dining, and major highways. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this mov

Key facts

• Private deck
• Functional kitchen
• One level living

Tags

• ONE LEVEL LIVING
• PRIVATE DECK
• FUNCTIONAL KITCHEN
• AMPLE CABINET STORAGE
• PRIVATE PRIMARY SUITE
• CONVENIENT PARKING

Property features AI

Finance

• HOA & community: Short term rental allowed

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Phone available; Cable available; Underground utilities
• Home design: Single-story; Entry level: Main; Facing direction: Not specified; Property type: Not specified
• Construction: Masonite and wood siding exterior; Architectural shingle roof; Crawlspace foundation; Built 31–50 years ago
• Exterior features: Deck; Porch; Paved driveway; Storm windows/doors; Level lot; Trees; Not in subdivision; Outside city limits

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Smooth cooktop
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Central heating (electric, forced air); Central air conditioning (electric, forced air)
• Interior features: Cathedral ceilings; Jack and Jill bathroom; Bath in primary bedroom; Main level primary bedroom; Tub/shower; Cable TV available; Walk-in closet(s); Window treatments; Blinds; Storm windows; Storm door(s); Laminate countertops; Solid surface counters; Breakfast area
• Laundry & utility: Washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $121k (10.4% below list).
• Recommended offer: $121k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.2% in Central — 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 (#176 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment 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: Central Academy of The Arts (math 37% / reading 42%, grade F, #295 of 597 statewide, top 50%, 443 students, 100% FRL); R. C. Edwards Middle (math 56% / reading 53%, grade B-, #24 of 229 statewide, top 11%, 840 students, 54% FRL); D. W. Daniel High (math 42% / reading 90%, grade B, #81 of 196 statewide, top 42%, 1,201 students, 47% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

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 $120,996 (10.4% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 9.3

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-11,459
• Equity at exit: $20,129

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,243
• Equity at exit: $11,672

Cash invested: $37,800 (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 29630

• Home prices YoY: -15.3%
• Active inventory: 155
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$708
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $165

Break-even live

Break-even rent $1,002

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $241	-5% $203	+0% $165	+5% $126	+10% $88
Rent	-10% $69	-5% $117	+0% $165	+5% $212	+10% $260
Rate	-1.0pp $233	-0.5pp $199	base $165	+0.5pp $130	+1.0pp $94

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Cross Creek Ct Central, SC	2.0–3.0	2.0	1200	$1,214	$1.01	4d	11	0.16mi
105 Regency Dr Central, SC	2.0	1.5	950	$999	$1.05	4d	1	0.74mi
207 Dunwoody Ave Central, SC	2.0	1.0	790	$918	$1.16	4d	2	1.04mi
1980 W Main St Central, SC	2.0	2.5	832	$1,298	$1.56	25d	1	1.05mi
1980 W Main St Central, SC	2.0	2.5	832	$1,298	$1.56	21d	1	1.05mi
113 Martin Cir Unit 113A Central, SC	2.0	1.0	800	$895	$1.12	25d	1	1.16mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-22
   remarks 693-char remark
2. 2026-06-22
   listed $135,000 Active 1 DOM

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$445/yr (+$37/mo · 137.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,520
• − Mortgage interest: −$7,562
• − Property taxes: −$324
• − Insurance: −$675
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,927
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $2,046/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 — Central

• Score: 63/100
• State rank: #176
• US rank: #15558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, SC
• County: Pickens County · 102,825 people
• City population: 15,982
• Metro: Greenville-Anderson, SC
• Population (ZIP): 15,982
• Household income: $55,264
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 803.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -53.24%
• Current HPI: 293.5998
• Rent YoY: —
• 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

+361.5% since first listed

3 events — show timeline

• 2026-06-16 Listed $135,000 WUMLS
• 1993-03-26 Sold (Public Records) $30,000 Public Records
• 1985-05-29 Sold (Public Records) $29,250 Public Records

Property tax history

-7.9%/yr

Latest (2025): $324 · +12.1% YoY. Source: county tax records.