404 Oakmont Valley Trl · Seneca, SC 29678

$215,000

3 bd · 2.5 ba · 1,460 sqft · Townhouse public records · 127 Days on market

Built 2022 2,178 sqft lot Est $215k · at est. $150/mo HOA · 8% of rent ↓ 8% since listing

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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 +12.0/30.0
• ARV discount +7.4/15.0
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Townes at Oakmont! This quaint townhome community is located in the heart of historic Seneca, conveniently only 10 minutes to Clemson and the surrounding lakes – yet just a quick drive to Greenville. Well-known for its attractive location, surrounded by lakes, close to the Clemson Tigers home stadium, local dining and entertainment options, the Seneca area has a true sense of community. These townhomes feature open concept living, charming curb appeal and private entries. Whether you’re a student, empty nester, young professional or just looking to enjoy all the offerings of this area – these townhomes are a fit for all! Come experience the ease of low maintenance living at Townes at Oakmont!

Key facts

• Private patio
• Open-concept layout
• $150 HOA

Tags

• PRIVATE PATIO
• OPEN-CONCEPT LAYOUT
• ATTACHED ONE-CAR GARAGE
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING
• CLOSE PROXIMITY TO LAKE KEOWEE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $1,800; HOA fee includes street lights

Exterior

• Parking: Attached garage; 1-car garage; Driveway; Garage door opener
• Utilities: Electricity available; Public water; Public sewer
• Home design: 2-story property; Built within the last 1–5 years; Entry level information not specified; Facing direction not specified; Property type not specified
• Construction: Vinyl siding; Architectural shingle roof; Shingle roof; Slab foundation; Approximately 240 sq ft above-grade unfinished area
• Exterior features: Patio; City lot in a subdivision

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Garbage disposal; Electric water heater
• Bedrooms: Primary bedroom located on upper level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Walk-in shower in primary; Low-threshold shower (accessibility)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Bath in primary bedroom; Shower only; Upper-level primary bedroom; Walk-in closet(s); Walk-in shower; Window treatments; Blinds; Vinyl window features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-52 ($-623/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (15.1% below list).
• Recommended offer: $182k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.7% in Seneca — 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 73/100 on livability (#40 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime 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.
• Zoned schools: Ravenel Elementary (math 42% / reading 47%, grade F, #226 of 597 statewide, top 40%, 502 students, 83% FRL); Seneca Middle (math 36% / reading 40%, grade F, #86 of 229 statewide, top 39%, 781 students, 77% FRL); Seneca High (math 62% / reading 87%, grade B+, #38 of 196 statewide, top 20%, 1,052 students, 67% FRL) — zoned schools average 76% FRL vs 50% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 370 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $182,500 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $214,620
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Oakmont Valley Trl	0.05mi	3/2.5	1,460 (0%)	3mo	$214,000	$147	96
401 Oakmont Valley Trl	0.03mi	3/2.5	1,483 (+2%)	6mo	$216,500	$146	91
407 Oakmont Valley Trl	0.03mi	3/2.5	1,381 (-5%)	10mo	$215,000	$156	81
604 Oakmont Valley Trl	0.06mi	3/2.5	1,380 (-6%)	15mo	$215,000	$156	76
505 Oakmont Valley Trl	0.05mi	4/2.5 (+1)	1,639 (+12%)	9mo	$225,000	$137	65

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.52×
• Total profit: $-29,056
• Equity at exit: $32,057

10-year hold

• IRR: 2.2%
• Equity multiple: 1.19×
• Total profit: $11,551
• Equity at exit: $18,589

Cash invested: $60,200 (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 29678

• Home prices YoY: -32.5%
• Rents YoY: 7.7%
• Active inventory: 370
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$90
• HOA: −$150
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-52

Break-even live

Break-even rent $1,891

Max offer price $205,824

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $9	+0% $-52	+5% $-113	+10% $-174
Rent	-10% $-196	-5% $-124	+0% $-52	+5% $20	+10% $92
Rate	-1.0pp $56	-0.5pp $3	base $-52	+0.5pp $-108	+1.0pp $-164

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Oakmont Valley Trl Unit 1 Seneca, SC	3.0	3.0	1381	$1,900	$1.38	25d	1	0.02mi
804 Hunter Oaks Dr Seneca, SC	2.0–3.0	2.0	1153	$1,258	$1.09	25d	1	0.63mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 20 events

1. 2026-06-22
   days on market $215,000 Active 127 DOM
2. 2026-06-18
   days on market $215,000 Active 124 DOM
3. 2026-06-17
   days on market $215,000 Active 123 DOM
4. 2026-06-16
   days on market $215,000 Active 122 DOM
5. 2026-06-15
   days on market $215,000 Active 121 DOM
6. 2026-06-13
   days on market $215,000 Active 119 DOM
7. 2026-06-10
   days on market $215,000 Active 116 DOM
8. 2026-06-09
   days on market $215,000 Active 115 DOM
9. 2026-06-08
   days on market $215,000 Active 114 DOM
10. 2026-06-07
    days on market $215,000 Active 113 DOM
11. 2026-06-05
    days on market $215,000 Active 110 DOM
12. 2026-06-03
    days on market $215,000 Active 109 DOM
13. 2026-06-03
    days on market $215,000 Active 108 DOM
14. 2026-06-01
    days on market $215,000 Active 107 DOM
15. 2026-05-31
    days on market $215,000 Active 106 DOM
16. 2026-04-30
    price $215,000
17. 2026-02-14
    listed $218,000 Active
18. 2022-08-05
    soldstatus $230,990 Sold 734-char remark

    Show marketing remark (734 chars)

    Welcome to the Townes at Oakmont! This quaint townhome community is located in the heart of historic Seneca, conveniently only 10 minutes to Clemson and the surrounding lakes – yet just a quick drive to Greenville. Well-known for its attractive location, surrounded by lakes, close to the Clemson Tigers home stadium, local dining and entertainment options, the Seneca area has a true sense of community. These townhomes feature open concept living, charming curb appeal and private entries. Whether you’re a student, empty nester, young professional or just looking to enjoy all the offerings of this area – these townhomes are a fit for all! Come experience the ease of low maintenance living at Townes at Oakmont!

19. 2022-06-29
    historical Contingency Contract 734-char remark

    Show marketing remark (734 chars)

    Welcome to the Townes at Oakmont! This quaint townhome community is located in the heart of historic Seneca, conveniently only 10 minutes to Clemson and the surrounding lakes – yet just a quick drive to Greenville. Well-known for its attractive location, surrounded by lakes, close to the Clemson Tigers home stadium, local dining and entertainment options, the Seneca area has a true sense of community. These townhomes feature open concept living, charming curb appeal and private entries. Whether you’re a student, empty nester, young professional or just looking to enjoy all the offerings of this area – these townhomes are a fit for all! Come experience the ease of low maintenance living at Townes at Oakmont!

20. 2022-05-02
    listed $233,990 Active 734-char remark

    Show marketing remark (734 chars)

    Welcome to the Townes at Oakmont! This quaint townhome community is located in the heart of historic Seneca, conveniently only 10 minutes to Clemson and the surrounding lakes – yet just a quick drive to Greenville. Well-known for its attractive location, surrounded by lakes, close to the Clemson Tigers home stadium, local dining and entertainment options, the Seneca area has a true sense of community. These townhomes feature open concept living, charming curb appeal and private entries. Whether you’re a student, empty nester, young professional or just looking to enjoy all the offerings of this area – these townhomes are a fit for all! Come experience the ease of low maintenance living at Townes at Oakmont!

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $21,900
• − Mortgage interest: −$12,043
• − Property taxes: −$1,520
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$1,800
• − Depreciation: −$6,255
• Taxable loss: −$4,296
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $408/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 — Seneca

• Score: 73/100
• State rank: #40
• US rank: #5072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seneca, SC
• County: Oconee County · 36,517 people
• City population: 36,517
• Metro: Seneca, SC
• Population (ZIP): 23,767
• Household income: $52,550
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 822.0

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 (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -91.37%
• Current HPI: 189.6751
• Rent YoY: ▲ 7.71%
• Metro: Seneca, 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

-8.1% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $215,000 WUMLS
• 2026-02-14 Listed $218,000 WUMLS
• 2022-08-05 Sold (MLS) $230,990 Greater Greenville MLS
• 2022-06-29 Contingent — Greater Greenville MLS
• 2022-05-02 Listed $233,990 Greater Greenville MLS

Property tax history

+26.5%/yr

Latest (2025): $1,520 · +0.0% YoY. Source: county tax records.