110 Donna Marie Dr · Piedmont, SC 29673

$149,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 31 Days on market

Built 1980 0.95 ac 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a convenient location, great school district and room to enjoy your hobbies? This three bedroom, two bath mobile home on a permanent foundation has four separate buildings as part of the nearly one acre property including a massive garage/workshop. Located less than two miles from I-85, you will have easy access to Greenville, Anderson or Easley. Golf is nearby, as is Lake Hartwell and many other outdoor activities. The highly desirable Wren school district makes this property attractive for young families with school aged children. Looking for room to explore your hobbies? The detached garage is over 1,200 sq ft and has separate workshop areas within. There is no HOA, property is beautifully landscaped with a fantastic circular driveway in front. In addition to o?ers for the property, owner would consider o?er for the Recreational Vehicle and the cover over the RV. The second/smaller awning is NOT part of the sale of the property. The RV and the two awnings DO NOT CONVEY with the sale of the property. Owner is providing a one year 2/10 home warranty.

Key facts

• Spacious lot
• 0.95 acre lot
• 2 garage spots

Tags

• DETACHED TWO-CAR GARAGE
• ADDITIONAL OUTBUILDING
• SPACIOUS LOT
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO ENTERTAINMENT

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached 2-car garage; Driveway with circular paved asphalt parking
• Utilities: Public water; Septic sewer; Private garbage pickup; Detached garage
• Home design: Single-story residence; Built around 1980; Crawl space foundation
• Construction: Wood exterior finish; Roof: Other (see remarks)
• Exterior features: Front porch; Sloped gently lot with some trees; Outbuilding with electricity

Interior

• Kitchen: Electric stand-alone range; Built-in microwave
• Bedrooms: 3 bedrooms on main level; Primary bedroom on main level with full bath; Primary bedroom approximately 14 x 11; Second bedroom approximately 10 x 11; Third bedroom approximately 9 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heating: Other (see remarks); Cooling: Wall/window units and other (see remarks); Electric water heater
• Interior features: Ceiling fan; Smoke detector; Walk-in closet; Laminate countertops; Bonus/rec room
• Laundry & utility: Walk-in laundry; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.4% in Piedmont — 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 64/100 on livability (#160 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wren Elementary (math 74% / reading 68%, grade A-, #33 of 597 statewide, top 6%, 616 students, 43% FRL).
• Zoned-school proficiency averages 71% at this address vs 59% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Anderson 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.7%/yr); 535 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.14% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 7.3

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,147
• Equity at exit: $22,216

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $13,491
• Equity at exit: $12,883

Cash invested: $41,720 (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 29673

• Home prices YoY: -28.0%
• Rents YoY: -2.7%
• Active inventory: 535
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $424

Break-even live

Break-even rent $1,164

Max offer price $149,000

Occupancy floor 70%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $149,000 Active 31 DOM
2. 2026-06-17
   days on market $149,000 Active 30 DOM
3. 2026-06-16
   days on market $149,000 Active 29 DOM
4. 2026-06-15
   days on market $149,000 Active 28 DOM
5. 2026-06-13
   days on market $149,000 Active 26 DOM
6. 2026-06-10
   days on market $149,000 Active 23 DOM
7. 2026-06-09
   days on market $149,000 Active 22 DOM
8. 2026-06-08
   days on market $149,000 Active 21 DOM
9. 2026-06-07
   days on market $149,000 Active 20 DOM
10. 2026-06-03
    days on market $149,000 Active 16 DOM
11. 2026-06-03
    days on market $149,000 Active 15 DOM
12. 2026-06-01
    days on market $149,000 Active 14 DOM
13. 2026-05-31
    days on market $149,000 Active 13 DOM
14. 2026-05-18
    listed $149,000 Active
15. 2020-04-01
    soldstatus $114,900
16. 2020-03-29
    soldstatus $114,900 Sold 1087-char remark

    Show marketing remark (1087 chars)

    Looking for a convenient location, great school district and room to enjoy your hobbies? This three bedroom, two bath mobile home on a permanent foundation has four separate buildings as part of the nearly one acre property including a massive garage/workshop. Located less than two miles from I-85, you will have easy access to Greenville, Anderson or Easley. Golf is nearby, as is Lake Hartwell and many other outdoor activities. The highly desirable Wren school district makes this property attractive for young families with school aged children. Looking for room to explore your hobbies? The detached garage is over 1,200 sq ft and has separate workshop areas within. There is no HOA, property is beautifully landscaped with a fantastic circular driveway in front. In addition to o?ers for the property, owner would consider o?er for the Recreational Vehicle and the cover over the RV. The second/smaller awning is NOT part of the sale of the property. The RV and the two awnings DO NOT CONVEY with the sale of the property. Owner is providing a one year 2/10 home warranty.

17. 2020-01-08
    historical Contingency Contract 1087-char remark

    Show marketing remark (1087 chars)

    Looking for a convenient location, great school district and room to enjoy your hobbies? This three bedroom, two bath mobile home on a permanent foundation has four separate buildings as part of the nearly one acre property including a massive garage/workshop. Located less than two miles from I-85, you will have easy access to Greenville, Anderson or Easley. Golf is nearby, as is Lake Hartwell and many other outdoor activities. The highly desirable Wren school district makes this property attractive for young families with school aged children. Looking for room to explore your hobbies? The detached garage is over 1,200 sq ft and has separate workshop areas within. There is no HOA, property is beautifully landscaped with a fantastic circular driveway in front. In addition to o?ers for the property, owner would consider o?er for the Recreational Vehicle and the cover over the RV. The second/smaller awning is NOT part of the sale of the property. The RV and the two awnings DO NOT CONVEY with the sale of the property. Owner is providing a one year 2/10 home warranty.

18. 2020-01-06
    listed $114,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Looking for a convenient location, great school district and room to enjoy your hobbies? This three bedroom, two bath mobile home on a permanent foundation has four separate buildings as part of the nearly one acre property including a massive garage/workshop. Located less than two miles from I-85, you will have easy access to Greenville, Anderson or Easley. Golf is nearby, as is Lake Hartwell and many other outdoor activities. The highly desirable Wren school district makes this property attractive for young families with school aged children. Looking for room to explore your hobbies? The detached garage is over 1,200 sq ft and has separate workshop areas within. There is no HOA, property is beautifully landscaped with a fantastic circular driveway in front. In addition to o?ers for the property, owner would consider o?er for the Recreational Vehicle and the cover over the RV. The second/smaller awning is NOT part of the sale of the property. The RV and the two awnings DO NOT CONVEY with the sale of the property. Owner is providing a one year 2/10 home warranty.

19. 2004-07-30
    soldstatus $62,000
20. 2004-07-24
    soldstatus $62,000
21. 2004-07-13
    historical
22. 2004-05-19
    listed $79,000

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 ≥105°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,414
• − Mortgage interest: −$8,346
• − Property taxes: −$914
• − Insurance: −$745
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,335
• Taxable income: $2,808
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $4,418/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: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

Livability — Piedmont

• Score: 64/100
• State rank: #160
• US rank: #14725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 30,461
• Metro: Greenville-Anderson, SC
• Population (ZIP): 30,461
• Household income: $71,444
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 499.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 18% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.86%
• Current HPI: 238.4347
• Rent YoY: ▼ -2.71%
• 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

+88.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $149,000 Greater Greenville MLS
• 2020-04-01 Sold (Public Records) $114,900 Public Records
• 2020-03-29 Sold (MLS) $114,900 Greater Greenville MLS
• 2020-01-08 Contingent — Greater Greenville MLS
• 2020-01-06 Listed $114,900 Greater Greenville MLS
• 2004-07-30 Sold (Public Records) $62,000 Public Records
• 2004-07-24 Sold (MLS) $62,000 WUMLS
• 2004-07-13 Listing Removed — WUMLS
• 2004-05-19 Listed $79,000 WUMLS

Property tax history

+29.8%/yr

Latest (2025): $914 · +13.6% YoY. Source: county tax records.