270 L-Pd-65 · Taylors, SC 29687

$115,000

3 bd · 2.0 ba · 1,216 sqft · Other · 23 Days on market

Built 2016 Fair condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This detailed overview describes a 1,216 sq. ft. home located in the Pebble Springs 55+ Manufactured Housing Community in Taylors, South Carolina. Established in 2000, this community is situated on 17 acres in the foothills of the Blue Ridge Mountains, approximately 15 minutes north of Greenville. Property Highlights Living Space: A 16 & acirc; & euro; & trade; x 76 & acirc; & euro; & trade; open-concept home featuring a kitchen equipped with a range, refrigerator, dishwasher, and laundry appliances. Master Suite: Includes a master bath with a large walk-in shower. Outdoor Features: An 8 & acirc; & euro; & trade; x 10 & acirc; & euro; & trade;

Key facts

• Master bath
• Wooded area
• Open concept home

Tags

• OPEN CONCEPT HOME
• MASTER BATH
• LARGE WALK-IN SHOWER
• CAROLINA SUNROOM
• SCREENED-IN BACK PORCH
• WOODED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.5% in Taylors — 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 81/100 on livability (#6 in SC, #1,326 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities F.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.5%/yr); 299 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $113,275 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,000
• Equity at exit: $17,147

10-year hold

• IRR: 10.6%
• Equity multiple: 1.72×
• Total profit: $23,024
• Equity at exit: $9,943

Cash invested: $32,200 (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 29687

• Rents YoY: -0.5%
• Active inventory: 299
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $443

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $522	-5% $483	+0% $443	+5% $403	+10% $363
Rent	-10% $319	-5% $381	+0% $443	+5% $505	+10% $567
Rate	-1.0pp $501	-0.5pp $472	base $443	+0.5pp $413	+1.0pp $383

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Wofford Rd Taylors, SC	2.0	2.5	1100	$1,400	$1.27	24d	1	0.97mi
25 Wofford Rd Taylors, SC	2.0	2.5	1100	$1,400	$1.27	15d	1	0.98mi
19 Wofford Pine Dr Taylors, SC	2.0	2.5	1100	$1,400	$1.27	4d	1	1.01mi
3108 Locust Hill Rd Taylors, SC	3.0	2.5	1350	$1,850	$1.37	4d	1	1.18mi

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 23 DOM
2. 2026-06-17
   days on market $115,000 Active 22 DOM
3. 2026-06-16
   days on market $115,000 Active 21 DOM
4. 2026-06-15
   days on market $115,000 Active 20 DOM
5. 2026-06-13
   days on market $115,000 Active 18 DOM
6. 2026-06-13
   days on market $115,000 Active 17 DOM
7. 2026-06-10
   days on market $115,000 Active 15 DOM
8. 2026-06-09
   days on market $115,000 Active 14 DOM
9. 2026-06-08
   days on market $115,000 Active 13 DOM
10. 2026-06-07
    days on market $115,000 Active 12 DOM
11. 2026-06-03
    days on market $115,000 Active 8 DOM
12. 2026-06-03
    days on market $115,000 Active 7 DOM
13. 2026-06-01
    days on market $115,000 Active 6 DOM
14. 2026-05-31
    days on market $115,000 Active 5 DOM
15. 2026-05-26
    listed $115,000 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,798
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$3,345
• Taxable income: $3,703
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $4,425/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home is in fair condition with moderate rehabilitation needs, primarily focusing on landscaping and interior updates to enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Overgrown grass and shrubs need trimming

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters
• Both Interior paint touch-ups — Fresh paint can make the home look more inviting and updated
• Both Kitchen appliances — Upgrading appliances can increase the home's appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and shrubs need trimming	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters ↑
• Both Interior paint touch-ups — Fresh paint can make the home look more inviting and updated ↑
• Both Kitchen appliances — Upgrading appliances can increase the home's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Taylors

• Score: 81/100
• State rank: #6
• US rank: #1326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 44,861
• Metro: Greenville-Anderson, SC
• Population (ZIP): 44,861
• Household income: $80,051
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 897.0

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 12% Hispanic / Latino 11% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.27%
• Current HPI: 252.7649
• Rent YoY: ▼ -0.51%
• 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

1 event — show timeline

• 2026-05-26 Listed $115,000 FSBO.com