50 Main St · Piedmont, SC 29673

$129,900

2 bd · 1.0 ba · 1,793 sqft · SingleFamily public records · 90 Days on market

Built 1955 0.47 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• 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

Post foreclosure deal. Needs work, sold as is. Roof is 1 year old

Key facts

• 0.47 acre lot
• Garage
• Listed 90 days

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees; No community amenities listed

Exterior

• Parking: Unpaved driveway; Garage/parking described as 'Other/See Remarks' (see listing remarks)
• Utilities: Public water; Public sewer; Water heater: Other (see remarks); Private garbage pickup
• Home design: Two-story residence; Older home (50+ years); Approximate lot dimensions 100 x 200
• Construction: Vinyl siding exterior; Architectural roof; Crawl space foundation
• Exterior features: Front porch; Level lot with some trees

Interior

• Kitchen: Kitchen approximately 13 x 10
• Bedrooms: Primary bedroom on main level; Primary bedroom approximately 18 x 15; Second bedroom approximately 16 x 14; Third bedroom approximately 15 x 13; Fourth bedroom approximately 14 x 13; Two main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (including one full on main level)
• Heating & cooling: Forced-air heating; Central forced cooling
• Interior features: Built-in bookcase; 9+ foot ceilings
• Laundry & utility: Laundry on first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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+, schools D, crime D.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.7%/yr); 535 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $76k; list at $130k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $285,087
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Hammett St	0.21mi	3/2.0 (+1)	1,829 (+2%)	14mo	$246,000	$134	66
420 Yellowstone Trl	0.50mi	3/2.5 (+1)	1,749 (-2%)	9mo	$296,900	$170	54
10 Transylvania St	0.63mi	3/1.5 (+1)	1,774 (-1%)	16mo	$219,100	$124	48
17 Transylvania St	0.59mi	3/1.0 (+1)	1,855 (+4%)	18mo	$154,640	$83	47
15 Haynes St	0.65mi	2/2.0	1,538 (-14%)	0mo	$244,000	$159	42
104 Dill Dr	0.74mi	3/3.0 (+1)	2,042 (+14%)	21mo	$408,000	$200	12

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,776
• Equity at exit: $19,369

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $3,232
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $309

Break-even live

Break-even rent $1,125

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $383	-5% $346	+0% $309	+5% $273	+10% $236
Rent	-10% $190	-5% $249	+0% $309	+5% $369	+10% $429
Rate	-1.0pp $375	-0.5pp $342	base $309	+0.5pp $276	+1.0pp $241

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Bagwell Dr Piedmont, SC	2.0	2.0	1400	$1,350	$0.96	24d	1	0.80mi
214 Cali Way Piedmont, SC	3.0	2.5	1587	$1,650	$1.04	24d	1	1.23mi

Listing history 15 events

1. 2026-05-20
   status Pending 65-char remark

   Show marketing remark (65 chars)

   Post foreclosure deal. Needs work, sold as is. Roof is 1 year old

2. 2026-05-20
   status Pending

   Show marketing remark (65 chars)

   Post foreclosure deal. Needs work, sold as is. Roof is 1 year old

3. 2026-04-24
   price $129,900

   Show marketing remark (65 chars)

   Post foreclosure deal. Needs work, sold as is. Roof is 1 year old

4. 2026-04-24
   listed $129,900 Active 65-char remark

   Show marketing remark (65 chars)

   Post foreclosure deal. Needs work, sold as is. Roof is 1 year old

5. 2026-02-19
   listed $150,000 Active
6. 2010-06-30
   soldstatus $76,100
7. 2010-02-12
   soldstatus $25,551 84-char remark

   Show marketing remark (84 chars)

   Investors, take note. Great investment opportunity on this 4BR/1BA with a large lot.

8. 2010-02-12
   soldstatus $25,551

   Show marketing remark (84 chars)

   Investors, take note. Great investment opportunity on this 4BR/1BA with a large lot.

9. 2010-01-27
   historical
10. 2010-01-08
    listed $29,900 84-char remark

    Show marketing remark (84 chars)

    Investors, take note. Great investment opportunity on this 4BR/1BA with a large lot.

11. 2010-01-08
    listed $29,900

    Show marketing remark (84 chars)

    Investors, take note. Great investment opportunity on this 4BR/1BA with a large lot.

12. 2009-10-08
    historical
13. 2007-10-01
    listed $46,000
14. 1995-03-23
    soldstatus $35,000
15. 1991-06-14
    soldstatus $67,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $1,841 · $153/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 6/10 Major 7 d/yr ≥105°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,199
• − Mortgage interest: −$7,276
• − Property taxes: −$1,841
• − Insurance: −$650
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,779
• Taxable income: $1,741
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,294/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: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 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

• Census place: Piedmont, SC
• 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 (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

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 · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

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

+93.9% since first listed

15 events — show timeline

• 2026-05-20 Pending — WUMLS
• 2026-05-20 Pending — Greater Greenville MLS
• 2026-04-24 Price Changed $129,900 Greater Greenville MLS
• 2026-04-24 Listed $129,900 WUMLS
• 2026-02-19 Listed $150,000 Greater Greenville MLS
• 2010-06-30 Sold (Public Records) $76,100 Public Records
• 2010-02-12 Sold (MLS) $25,551 Greater Greenville MLS
• 2010-02-12 Sold (MLS) $25,551 SPMLS
• 2010-01-27 Listing Removed — Greater Greenville MLS
• 2010-01-08 Listed $29,900 Greater Greenville MLS
• 2010-01-08 Listed $29,900 SPMLS
• 2009-10-08 Listing Removed — Greater Greenville MLS
• 2007-10-01 Listed $46,000 Greater Greenville MLS
• 1995-03-23 Sold (Public Records) $35,000 Public Records
• 1991-06-14 Sold (Public Records) $67,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,841 · +173.7% YoY. Source: county tax records.