103 Timber Trace Way · Powdersville, SC 29642

$300,000

3 bd · 2.0 ba · 1,901 sqft · SingleFamily public records · 66 Days on market

Built 2001 0.25 ac lot Est $348k · 14% under $40/mo HOA · 2% of rent

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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).

• ARV discount +13.7/15.0
• Cash flow +12.3/30.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 3-bedroom, 2-bath home with a versatile bonus room is the perfect blend of comfort and charm! From the moment you arrive, you’ll be captivated by the beautifully landscaped yard, offering great curb appeal and a welcoming first impression. Inside, the home features a warm and inviting layout with plenty of natural light and flexible living space. The bonus room is ideal for a home office, playroom, or guest area—tailored to fit your lifestyle needs. The true highlight is the stunning primary suite, complete with a spacious bedroom and a gorgeous, oversized bathroom that feels like your own private retreat. With ample space, modern finishes, and thoughtful design, it’s the perfect place to relax and unwind. Whether you’re entertaining guests or enjoying a quiet evening at home, this property offers comfort, style, and functionality in every corner. Don’t miss your chance to make this charming home yours! This home is being sold As-Is.

Key facts

• Primary suite
• Bonus room
• Landscaped yard

Tags

• LANDSCAPED YARD
• BONUS ROOM
• PRIMARY SUITE
• OVERSIZED BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association present; no HOA amenities or HOA fee inclusions listed

Exterior

• Parking: Attached 2-car garage with door opener; Paved driveway
• Utilities: Public water; Public sewer; Private garbage pickup; Electric water heater; Attached garage
• Home design: Single-story residential home; Approximate age: 11–20 years; Located on a cul-de-sac and level lot
• Construction: Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Deck; Thermal windows; Vinyl/aluminum trim; Vinyl siding

Interior

• Kitchen: Cooktop (smooth); Dishwasher; Self-cleaning oven; Built-in microwave
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with double sink, full bath, separate shower, garden tub, and walk-in closet; Primary bedroom approx. 14 x 17; Second bedroom approx. 10 x 11; Third bedroom approx. 10 x 10
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas, multi-unit system); Central forced cooling (multi-unit system); Electric water heater
• Interior features: Ceiling fans; Cathedral/vaulted ceilings; Smooth ceilings; Open floor plan; Smoke detector; Garden tub; Walk-in closets; Non-standard countertops; Two fireplaces (circulating)
• Laundry & utility: First-floor laundry with walk-in area; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.8% below list).
• Recommended offer: $223k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.9% in Powdersville — 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 66/100 on livability (#110 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute 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: Hunt Meadows Elementary (math 61% / reading 54%, grade C+, #99 of 597 statewide, top 17%, 574 students, 47% FRL); Powdersville Middle (math 54% / reading 59%, grade B, #21 of 229 statewide, top 9%, 756 students, 42% FRL); Powdersville High (math 77% / reading 90%, grade A, #16 of 196 statewide, top 8%, 999 students, 43% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 321 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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 66 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $167k; list at $300k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,682 (25.8% 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 66 days. Have you received any prior offers? Is the seller open to a 26% 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $347,883
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Stone Hedge Ct	0.23mi	3/2.0	1,953 (+3%)	2mo	$380,000	$195	83
125 White Oak Dr	0.17mi	3/2.0	1,932 (+2%)	10mo	$422,500	$219	81
107 Longwood Ln	0.12mi	3/2.0	1,810 (-5%)	8mo	$310,000	$171	80
110 Hickory Run Dr	0.14mi	3/2.0	2,098 (+10%)	1mo	$336,000	$160	76
102 Sunset Ct	0.14mi	4/3.0 (+1)	1,927 (+1%)	8mo	$380,000	$197	75
104 Camperdown Ct	0.43mi	3/2.0	1,962 (+3%)	2mo	$375,000	$191	73
344 Camperdown Ct	0.34mi	3/2.5	1,979 (+4%)	5mo	$363,000	$183	71
146 Longwood Ln	0.21mi	3/2.0	2,092 (+10%)	7mo	$325,000	$155	67
101 Pin Oak Ct	0.22mi	4/2.5 (+1)	1,706 (-10%)	10mo	$285,000	$167	57
127 Ledgewood Way	0.26mi	3/2.5	1,668 (-12%)	10mo	$294,900	$177	57
130 Ledgewood Way	0.28mi	3/2.5	1,661 (-13%)	11mo	$269,600	$162	54
304 Camperdown Ct	0.59mi	4/2.5 (+1)	1,977 (+4%)	9mo	$410,000	$207	51

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-47,040
• Equity at exit: $44,731

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-23,396
• Equity at exit: $25,939

Cash invested: $84,000 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 321
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,227 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$125
• HOA: −$40
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-56

Break-even live

Break-even rent $2,298

Max offer price $290,088

Occupancy floor 98%

Sensitivity live

Price	-10% $114	-5% $29	+0% $-56	+5% $-141	+10% $-226
Rent	-10% $-232	-5% $-144	+0% $-56	+5% $32	+10% $120
Rate	-1.0pp $95	-0.5pp $20	base $-56	+0.5pp $-134	+1.0pp $-213

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Pin Oak Ct Easley, SC	3.0	2.5	1816	$2,300	$1.27	25d	1	0.22mi
130 Pin Oak Ct Easley, SC	3.0	2.5	1695	$1,895	$1.12	25d	1	0.28mi
102 Woodhaven Ct Easley, SC	3.0	2.0	1575	$1,949	$1.24	23d	1	0.39mi
230 Shale Dr Easley, SC	3.0	2.0	1255	$1,875	$1.49	16d	1	1.35mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 21 events

1. 2026-06-21
   pricedays on market $300,000 Active 66 DOM
2. 2026-06-18
   days on market $325,000 Active 63 DOM
3. 2026-06-17
   days on market $325,000 Active 62 DOM
4. 2026-06-16
   days on market $325,000 Active 61 DOM
5. 2026-06-15
   days on market $325,000 Active 60 DOM
6. 2026-06-13
   days on market $325,000 Active 58 DOM
7. 2026-06-10
   days on market $325,000 Active 55 DOM
8. 2026-06-09
   days on market $325,000 Active 54 DOM
9. 2026-06-08
   days on market $325,000 Active 53 DOM
10. 2026-06-07
    days on market $325,000 Active 52 DOM
11. 2026-06-03
    days on market $325,000 Active 48 DOM
12. 2026-06-03
    days on market $325,000 Active 47 DOM
13. 2026-06-01
    days on market $325,000 Active 46 DOM
14. 2026-05-31
    days on market $325,000 Active 45 DOM
15. 2026-04-16
    listed $340,000 Active
16. 2026-04-09
    listed $340,000 Active 991-char remark

    Show marketing remark (991 chars)

    This adorable 3-bedroom, 2-bath home with a versatile bonus room is the perfect blend of comfort and charm! From the moment you arrive, you’ll be captivated by the beautifully landscaped yard, offering great curb appeal and a welcoming first impression. Inside, the home features a warm and inviting layout with plenty of natural light and flexible living space. The bonus room is ideal for a home office, playroom, or guest area—tailored to fit your lifestyle needs. The true highlight is the stunning primary suite, complete with a spacious bedroom and a gorgeous, oversized bathroom that feels like your own private retreat. With ample space, modern finishes, and thoughtful design, it’s the perfect place to relax and unwind. Whether you’re entertaining guests or enjoying a quiet evening at home, this property offers comfort, style, and functionality in every corner. Don’t miss your chance to make this charming home yours! This home is being sold As-Is.

17. 2007-10-04
    soldstatus $167,000
18. 2007-08-20
    soldstatus $167,000 314-char remark

    Show marketing remark (314 chars)

    This Beautiful ranch is so clean you'll not belive that someone lives in this home it looks new.Wonderful hardwoods that you can see your self in formal dining,living room with fireplace,Huge master with garden tub/separate shower,walk-in closet.Very open and airy split floor plan,Bonus could be fourth bed room..

19. 2007-08-17
    historical 314-char remark

    Show marketing remark (314 chars)

    This Beautiful ranch is so clean you'll not belive that someone lives in this home it looks new.Wonderful hardwoods that you can see your self in formal dining,living room with fireplace,Huge master with garden tub/separate shower,walk-in closet.Very open and airy split floor plan,Bonus could be fourth bed room..

20. 2007-04-30
    listed $169,900 314-char remark

    Show marketing remark (314 chars)

    This Beautiful ranch is so clean you'll not belive that someone lives in this home it looks new.Wonderful hardwoods that you can see your self in formal dining,living room with fireplace,Huge master with garden tub/separate shower,walk-in closet.Very open and airy split floor plan,Bonus could be fourth bed room..

21. 2001-07-13
    soldstatus $135,700

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$785/yr (+$65/mo · 84.9%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,722
• − Mortgage interest: −$16,805
• − Property taxes: −$925
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$480
• − Depreciation: −$8,727
• Taxable loss: −$5,990
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $764/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 — Powdersville

• Score: 66/100
• State rank: #110
• US rank: #11385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickens County · 102,825 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• 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

+150.6% since first listed

7 events — show timeline

• 2026-04-16 Listed $340,000 Greater Greenville MLS
• 2026-04-09 Listed $340,000 WUMLS
• 2007-10-04 Sold (Public Records) $167,000 Public Records
• 2007-08-20 Sold (MLS) $167,000 Greater Greenville MLS
• 2007-08-17 Listing Removed — Greater Greenville MLS
• 2007-04-30 Listed $169,900 Greater Greenville MLS
• 2001-07-13 Sold (Public Records) $135,700 Public Records

Property tax history

+1.9%/yr

Latest (2025): $925 · +9.7% YoY. Source: county tax records.