113 Pinewood Ave · Clinton, SC 29325

$170,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily · 4 Days on market

Built 1970 0.45 ac lot Est $219k · 22% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.2/10.0
• 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

Welcome to a very nice and well maintained 3 bedroom, 1 bathroom, 1500 sqft home, on almost a half of an acre! This home features beautiful hardwood floors, which were updated this year. It is in a wonderful and established neighborhood in Clinton, and is just minutes from shopping and schools. The backyard, which features a gorgeous deck, is perfect for family gatherings! This home has unlimited potential. Come check it out before its gone!

Key facts

• Updated fireplace
• Large backyard
• New water heater

Tags

• RELAXING DECK
• LARGE BACKYARD
• UPDATED FIREPLACE
• NEW WATER HEATER
• CONVENIENT TO SCHOOLS

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Dishwasher; Free-standing range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric air conditioning; Heating details: see remarks
• Interior features: Gas water heater; Dishwasher; Free-standing range
• Laundry & utility: Laundry located in kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.8% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $169.83M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $170,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.12% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $219,010
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Lakewood Dr	0.22mi	2/2.0 (-1)	1,301 (+8%)	8mo	$220,000	$169	62
201B Pine St	0.51mi	3/2.0	1,200 (-1%)	14mo	$245,000	$204	59
200 Dixon St	0.68mi	3/2.0	1,300 (+7%)	6mo	$235,000	$181	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,616
• Equity at exit: $25,348

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $43,076
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $490

Break-even live

Break-even rent $1,279

Max offer price $170,000

Occupancy floor 69%

Sensitivity live

Price	-10% $587	-5% $539	+0% $490	+5% $442	+10% $394
Rent	-10% $340	-5% $415	+0% $490	+5% $565	+10% $641
Rate	-1.0pp $576	-0.5pp $534	base $490	+0.5pp $446	+1.0pp $402

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	4d	1	1.50mi

Listing history 7 events

1. 2026-06-19
   days on market $170,000 Active 4 DOM
2. 2026-06-18
   days on market $170,000 Active 3 DOM
3. 2026-06-17
   days on market $170,000 Active 2 DOM
4. 2026-06-16
   days on marketlisting id $170,000 Active 1 DOM
5. 2026-06-15
   days on market $170,000 Active 3 DOM
6. 2026-06-12
   remarks 331-char remark
7. 2026-06-12
   listed $170,000 Active 1 DOM

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$390/yr (+$33/mo · 67.4%)

ⓘ 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 16% 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: $22,800
• − Mortgage interest: −$9,523
• − Property taxes: −$579
• − Insurance: −$850
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,945
• Taxable income: $3,255
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $5,104/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

• 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

+26.9% since first listed

7 events — show timeline

• 2026-06-12 Price Changed $170,000 SPMLS
• 2026-06-12 Listed $170,000,000 SPMLS
• 2021-07-24 Price Changed $133,751 Greater Greenville MLS
• 2021-07-23 Sold (Public Records) $133,751 Public Records
• 2021-07-23 Sold (MLS) $133,751 Greater Greenville MLS
• 2021-06-19 Contingent — Greater Greenville MLS
• 2021-06-18 Listed $134,000 Greater Greenville MLS

Property tax history

+1.5%/yr

Latest (2025): $579 · +3.8% YoY. Source: county tax records.