103 Martha Dendy Dr · Clinton, SC 29325

$65,000

3 bd · 1.0 ba · 1,200 sqft · Other · 79 Days on market

8,712 sqft lot ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

3 bedroom home with potential for a 4th bedroom. Some recent interior updates and repairs have been completed. Being sold AS IS, ready for your additional remodel or upgrade ideas. Recent interior updates include painting, laminate and vinyl flooring in kitchen, hall, bedrooms, some new lighting, kitchen base cabinets/top and more. Walk-in laundry room and enclosed garage can be separate den or bedroom 4. Home has several floor or window AC units and uses gas space heaters. Detached carport remains with the property.

Key facts

• Enclosed garage
• Detached carport
• Walk-in laundry room

Tags

• RECENT INTERIOR UPDATES
• WALK-IN LAUNDRY ROOM
• ENCLOSED GARAGE
• DETACHED CARPORT

Property features AI

Finance

• HOA & community: No HOA fees; No community amenities

Exterior

• Parking: Detached carport (1 car); Paved driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater; Electric service for appliances
• Home design: Single-story home; Approximate age: 50+ years; 1/2 acre or less lot; Lead-based paint discovery required
• Construction: Composition shingle roof; Masonite siding and other exterior finish; Crawl space and slab foundation
• Exterior features: Sloped gently lot; Other exterior features (see remarks)

Interior

• Kitchen: 10 x 15 kitchen; Stand-alone gas range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level (approx. 12 x 14); Second bedroom approx. 10 x 11; Third bedroom approx. 9 x 10
• Flooring: Carpet; Laminate flooring; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating (wall furnace); Wall/window air conditioning units; Electric water heater
• Interior features: Smoke detector; No fireplace
• Laundry & utility: Laundry on the first floor; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Eastside Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 466 students, 100% FRL); Clinton Middle (math 33% / reading 34%, grade F, #113 of 229 statewide, top 50%, 663 students, 100% FRL); Clinton High (math 30% / reading 74%, grade D+, #142 of 196 statewide, top 74%, 781 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 active listings in the ZIP; 2 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.61% ✓
• Cap rate: 23.96%
• Cash-on-cash: 63.10%
• DSCR: 3.81
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 62.1%
• Equity multiple: 3.77×
• Total profit: $50,407
• Equity at exit: $9,692

10-year hold

• IRR: 66.6%
• Equity multiple: 7.72×
• Total profit: $122,322
• Equity at exit: $5,620

Cash invested: $18,200 (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 29325

• Active inventory: 128
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$16 /mo · $187/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $957

Break-even live

Break-even rent $486

Max offer price $65,000

Occupancy floor 39%

Sensitivity live

Price	-10% $994	-5% $975	+0% $957	+5% $939	+10% $920
Rent	-10% $823	-5% $890	+0% $957	+5% $1,024	+10% $1,091
Rate	-1.0pp $990	-0.5pp $974	base $957	+0.5pp $940	+1.0pp $923

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Clintion Manor Dr Clinton, SC	1.0–4.0	1.0–2.5	921	$1,495	$1.62	12d	1	0.88mi
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	5d	1	0.92mi

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 79 DOM
2. 2026-06-18
   days on market $65,000 Active 78 DOM
3. 2026-06-17
   days on market $65,000 Active 77 DOM
4. 2026-06-16
   days on market $65,000 Active 76 DOM
5. 2026-06-15
   days on market $65,000 Active 75 DOM
6. 2026-06-14
   days on market $65,000 Active 73 DOM
7. 2026-06-12
   days on market $65,000 Active 72 DOM
8. 2026-06-09
   days on market $65,000 Active 69 DOM
9. 2026-06-08
   days on market $65,000 Active 68 DOM
10. 2026-06-07
    days on market $65,000 Active 67 DOM
11. 2026-06-07
    days on market $65,000 Active 66 DOM
12. 2026-06-03
    days on market $65,000 Active 63 DOM
13. 2026-06-02
    days on market $65,000 Active 62 DOM
14. 2026-06-01
    days on market $65,000 Active 61 DOM
15. 2026-05-31
    days on market $65,000 Active 60 DOM
16. 2026-05-30
    days on market $65,000 Active 59 DOM
17. 2026-04-28
    price $65,000
18. 2026-04-20
    status Active
19. 2026-04-14
    historical Contingency Contract
20. 2026-04-01
    listed $78,500 Active
21. 2026-02-01
    historical
22. 2025-10-07
    listed $79,500 Active

ⓘ 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: $187 · $16/mo
• Projected year-2 tax: $370 · $31/mo
• Expected delta: +$183/yr (+$15/mo · 97.9%)

ⓘ 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 ≥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: $20,363
• − Mortgage interest: −$3,641
• − Property taxes: −$187
• − Insurance: −$325
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$1,891
• Taxable income: $11,061
• Est. tax owed @ 24.0%: −$2,655
• After-tax cash flow: $8,830/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

• Census place: Clinton, SC
• 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

-18.2% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $65,000 Greater Greenville MLS
• 2026-04-20 Relisted — Greater Greenville MLS
• 2026-04-14 Contingent — Greater Greenville MLS
• 2026-04-01 Listed $78,500 Greater Greenville MLS
• 2026-02-01 Listing Removed — Greater Greenville MLS
• 2025-10-07 Listed $79,500 Greater Greenville MLS

Property tax history

+22.1%/yr

Latest (2025): $187 · +1.8% YoY. Source: county tax records.