171 Cypress St · Clinton, SC 29325

$105,000

2 bd · 1.0 ba · 1,260 sqft · Other · 197 Days on market

8,712 sqft lot

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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
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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 MLS

2 BR/1 BA with large living room & dinning. Beautiful hardwood floors & large bedrooms. Updated electrical, HVAC gas pack & metal roof. Call today for your private showing.

Key facts

• Close to restaurants
• Bright living area
• Great size yard

Tags

• NEW HVAC UNIT
• BRIGHT LIVING AREA
• GREAT SIZE YARD
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS

Property features AI

Finance

• HOA & community: Playground in community

Exterior

• Parking: Gravel parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Metal roof
• Exterior features: Patio; Porch; Storm doors; Level lot

Interior

• Kitchen: Gas water heater
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric air conditioning; Ceiling fans; Natural gas forced-air heating
• Interior features: Ceiling fans; Built-in bookcases; Storm windows
• Laundry & utility: Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.20% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.9

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,972
• Equity at exit: $15,656

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $26,176
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $298

Break-even live

Break-even rent $888

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $357	-5% $328	+0% $298	+5% $268	+10% $239
Rent	-10% $198	-5% $248	+0% $298	+5% $348	+10% $398
Rate	-1.0pp $351	-0.5pp $325	base $298	+0.5pp $271	+1.0pp $243

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Clintion Manor Dr Clinton, SC	1.0–4.0	1.0–2.5	921	$1,265	$1.37	11d	1	0.39mi

Listing history 25 events

1. 2026-06-19
   days on market $105,000 Active 197 DOM
2. 2026-06-18
   days on market $105,000 Active 196 DOM
3. 2026-06-17
   days on market $105,000 Active 195 DOM
4. 2026-06-16
   days on market $105,000 Active 194 DOM
5. 2026-06-15
   days on market $105,000 Active 193 DOM
6. 2026-06-14
   days on market $105,000 Active 191 DOM
7. 2026-06-12
   days on market $105,000 Active 190 DOM
8. 2026-06-09
   days on market $105,000 Active 187 DOM
9. 2026-06-08
   days on market $105,000 Active 186 DOM
10. 2026-06-07
    days on market $105,000 Active 185 DOM
11. 2026-06-07
    days on market $105,000 Active 184 DOM
12. 2026-06-03
    days on market $105,000 Active 181 DOM
13. 2026-06-02
    days on market $105,000 Active 180 DOM
14. 2026-06-01
    days on market $105,000 Active 179 DOM
15. 2026-05-31
    days on market $105,000 Active 178 DOM
16. 2026-05-30
    days on market $105,000 Active 177 DOM
17. 2026-05-22
    price $105,000
18. 2026-04-13
    price $110,000
19. 2026-03-06
    price $115,000
20. 2026-01-16
    price $120,000
21. 2025-12-05
    listed $125,000 Active
22. 2020-08-26
    soldstatus $50,000
23. 2020-08-25
    soldstatus $50,000 Sold 185-char remark

    Show marketing remark (185 chars)

    2 BR/1 BA with large living room & dinning. Beautiful hardwood floors & large bedrooms. Updated electrical, HVAC gas pack & metal roof. Call today for your private showing.

24. 2020-07-09
    historical Contingency Contract 185-char remark

    Show marketing remark (185 chars)

    2 BR/1 BA with large living room & dinning. Beautiful hardwood floors & large bedrooms. Updated electrical, HVAC gas pack & metal roof. Call today for your private showing.

25. 2020-06-25
    listed $51,900 Active 185-char remark

    Show marketing remark (185 chars)

    2 BR/1 BA with large living room & dinning. Beautiful hardwood floors & large bedrooms. Updated electrical, HVAC gas pack & metal roof. Call today for your private showing.

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,180
• − Mortgage interest: −$5,882
• − Property taxes: −$1,283
• − Insurance: −$525
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,055
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $3,095/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

Price history

+102.3% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $105,000 SPMLS
• 2026-04-13 Price Changed $110,000 SPMLS
• 2026-03-06 Price Changed $115,000 SPMLS
• 2026-01-16 Price Changed $120,000 SPMLS
• 2025-12-05 Listed $125,000 SPMLS
• 2020-08-26 Sold (Public Records) $50,000 Public Records
• 2020-08-25 Sold (MLS) $50,000 Greater Greenville MLS
• 2020-07-09 Contingent — Greater Greenville MLS
• 2020-06-25 Listed $51,900 Greater Greenville MLS

Property tax history

+7.4%/yr

Latest (2025): $1,283 · +1.7% YoY. Source: county tax records.