219 Carver St · Joanna, SC 29351

$85,000

2 bd · 1.0 ba · 970 sqft · SingleFamily · 114 Days on market

8,712 sqft lot ↓ 22% since listing

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming mill village bungalow is ready for its next owner. The two-bedroom, one-bath home has been well-maintained, featuring a new roof installed in 2019 and a recently updated HVAC system. A massive screened-in porch, added to accommodate large family gatherings, enhances the home’s appeal. Guests are greeted by a covered front porch that leads into a quaint living room. Off the living room, the second bedroom offers privacy and seclusion. The spacious primary bedroom is conveniently located near the eat-in kitchen, which is well-equipped with an oversized stove, sturdy hardwood cabinets, and a refrigerator that conveys with the home. The screened-in porch, accessible from the

Key facts

• Covered front porch
• Screened-in porch
• Updated hvac system

Tags

• NEW ROOF
• UPDATED HVAC SYSTEM
• SCREENED-IN PORCH
• COVERED FRONT PORCH
• CONCRETE PATIO
• STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved concrete driveway; No garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Approximate age 50+ years; Residential property disclosure required; Lead-based paint disclosure required
• Construction: Vinyl siding exterior; Architectural and metal roof; Crawl space foundation
• Exterior features: Front porch; Screened porch; Patio; Some storm doors; Thermal windows; Outbuilding storage; Level lot; Lot size 1/2 acre or less

Interior

• Kitchen: Kitchen approximately 15 x 12; Refrigerator; Stand-alone electric range
• Bedrooms: Primary bedroom on main level (15 x 15); Second bedroom on main level (13 x 13)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Natural gas heating; Central electric cooling (forced air); Electric water heater
• Interior features: Ceiling fan; Smoke detector; Laminate countertops; No fireplace; Other finished room (see remarks)
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#106 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.
• 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.
• Zoned schools: Joanna Woodson Elementary (math 37% / reading 32%, grade F, #344 of 597 statewide, top 60%, 288 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $2k appreciation (2.0% local appreciation)).
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $46,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Milton Rd	0.55mi	2/1.0	1,098 (+13%)	12mo	$62,500	$57	43
306 N Marion St	0.68mi	2/1.0	1,100 (+13%)	13mo	$21,500	$20	36
211 Sumter St	0.63mi	2/1.0	841 (-13%)	19mo	$40,000	$48	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.48×
• Total profit: $11,535
• Equity at exit: $33,383

10-year hold

• IRR: 12.2%
• Equity multiple: 2.63×
• Total profit: $38,828
• Equity at exit: $47,961

Cash invested: $23,800 (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 29351

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $92

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 84%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $85,000 Active 114 DOM
2. 2026-06-18
   days on market $85,000 Active 113 DOM
3. 2026-06-17
   days on market $85,000 Active 112 DOM
4. 2026-06-16
   days on market $85,000 Active 111 DOM
5. 2026-06-15
   days on market $85,000 Active 110 DOM
6. 2026-06-14
   days on market $85,000 Active 108 DOM
7. 2026-06-12
   days on market $85,000 Active 107 DOM
8. 2026-06-09
   days on market $85,000 Active 104 DOM
9. 2026-06-08
   days on market $85,000 Active 103 DOM
10. 2026-06-07
    days on market $85,000 Active 102 DOM
11. 2026-06-07
    days on market $85,000 Active 101 DOM
12. 2026-06-03
    days on market $85,000 Active 98 DOM
13. 2026-06-02
    days on market $85,000 Active 97 DOM
14. 2026-06-01
    days on market $85,000 Active 96 DOM
15. 2026-05-31
    days on market $85,000 Active 95 DOM
16. 2026-05-30
    days on market $85,000 Active 94 DOM
17. 2026-05-13
    historical Contingency Contract
18. 2026-04-10
    price $85,000
19. 2026-03-13
    price $90,000
20. 2026-02-25
    listed $109,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,313
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,473
• Taxable loss: −$271
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,163/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 — Joanna

• Score: 67/100
• State rank: #106
• US rank: #11049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joanna, SC
• City population: 1,375
• Population (ZIP): 1,375

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: German 6% Serbian 1% Portuguese 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Asian/Pacific 4% Other Indo-European 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: ▲ 1.97%
• Current HPI: 115.8528
• 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

-22.0% since first listed

4 events — show timeline

• 2026-05-13 Contingent — Greater Greenville MLS
• 2026-04-10 Price Changed $85,000 Greater Greenville MLS
• 2026-03-13 Price Changed $90,000 Greater Greenville MLS
• 2026-02-25 Listed $109,000 Greater Greenville MLS

Property tax history

+0.7%/yr

Latest (2025): $65 · +0.0% YoY. Source: county tax records.