The Norwood II Plan · Powdersville, SC 29611

$244,990

3 bd · 2.5 ba · 1,807 sqft · SingleFamily · 127 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +7.0/10.0
• Cash flow +5.3/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private space in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

Key facts

• Breakfast nook
• Family room
• Mudroom

Tags

• TWO CAR GARAGE
• MUDROOM
• COAT CLOSET
• CENTER ISLAND KITCHEN
• BREAKFAST NOOK
• FAMILY ROOM

🏗️ New construction. The $244,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $340,463.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-764 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (17.9% below list).
• Recommended offer: $201k (17.9% below list) — sets the bar for 1% rule.

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: Concrete Primary (843 students, 51% 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 (+1.7%/yr); 398 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $2,011/mo this rent would consume 47% of the median local household income ($52k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 127 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,134 (17.9% 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 127 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $340,463
• List price: $244,990
• Delta: -28.04%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Carmen Way	1.08mi	3/2.0	1,797 (-1%)	1mo	$320,000	$178	61
204 E Deer Dr	0.39mi	3/2.5	1,912 (+6%)	17mo	$330,000	$173	58
314 Turkey Run	0.41mi	3/2.5	1,879 (+4%)	20mo	$346,999	$185	58
323 Turkey Run	0.37mi	3/2.5	1,913 (+6%)	19mo	$374,000	$196	57
108 Blackbird Ln	1.02mi	4/2.0 (+1)	1,798 (-0%)	2mo	$269,000	$150	56
10824 Anderson Rd	0.85mi	3/2.0	1,703 (-6%)	2mo	$310,000	$182	52
100 Sterling Bridge Rd	1.10mi	4/2.5 (+1)	1,752 (-3%)	10mo	$265,000	$151	46
405 Riverside Dr	1.12mi	3/2.0	1,950 (+8%)	12mo	$325,000	$167	40
1101 Lakeview Dr	1.02mi	3/2.0	2,000 (+11%)	8mo	$365,000	$183	38
1008 Calumet Ct	0.78mi	3/2.0	1,979 (+10%)	15mo	$369,900	$187	34
117 Greatview Ln	1.01mi	4/2.0 (+1)	1,885 (+4%)	21mo	$237,500	$126	34
107 River Road Cir	0.97mi	3/1.5	1,445 (-20%)	8mo	$265,000	$183	30

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -34.9%
• Equity multiple: -0.12×
• Total profit: $-106,351
• Equity at exit: $50,764

10-year hold

• IRR: -54.6%
• Equity multiple: -0.73×
• Total profit: $-165,364
• Equity at exit: $29,437

Cash invested: $95,330 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 2 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $350,000 ($194/sqft)
• Median days on market: 127 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 398
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,785
• Tax est. 1.5%: −$426 /mo · $5,107/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-764

Break-even live

Break-even rent $2,978

Max offer price $229,925

Occupancy floor —

Sensitivity live

Price	-10% $-529	-5% $-646	+0% $-764	+5% $-882	+10% $-999
Rent	-10% $-923	-5% $-843	+0% $-764	+5% $-684	+10% $-605
Rate	-1.0pp $-592	-0.5pp $-677	base $-764	+0.5pp $-852	+1.0pp $-942

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: $85,116
• Closing costs: $10,214
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Brass Tack Dr Powdersville, SC	3.0	2.5	1912	$1,950	$1.02	88d	1	0.02mi
100 Boone Hall Dr Powdersville, SC	2.0–3.0	2.0	1162	$1,729	$1.49	5d	17	0.78mi
107 River Road Cir Powdersville, SC	3.0	1.5	1431	$1,749	$1.22	93d	1	0.95mi
104 Muir Way Piedmont, SC	3.0	2.5	1900	$1,950	$1.03	119d	1	1.13mi
305 Dipsea Spg Piedmont, SC	3.0	3.0	1817	$1,750	$0.96	4d	1	1.20mi
307 Dipsea Spg Piedmont, SC	3.0	3.0	1817	$1,950	$1.07	71d	1	1.20mi
412 Hood Rd Greenville, SC	3.0	2.0	1390	$1,806	$1.30	65d	1	1.25mi
206 Sunshine Way Easley, SC	3.0	2.0	1985	$2,695	$1.36	7d	1	1.50mi

Property features AI

Finance

• Financial info: List price provided (see listing) — property is offered as a plan

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricCentral air (cooling)
• Home design: New construction plan (The Norwood II)
• Construction: New construction (plan)Living area approximately 1,807
• Exterior features: Property listed as The Norwood II plan in Powdersville, SC

Interior

• Kitchen: Plan includes a kitchen (appliance details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living area (plan - Norwood II)
• Laundry & utility: Laundry/utility details not provided

Listing history 50 events

1. 2026-09-24
   days on market $244,990 Active 127 DOM
2. 2026-09-23
   days on market $244,990 Active 126 DOM
3. 2026-09-22
   days on market $244,990 Active 125 DOM
4. 2026-09-21
   days on market $244,990 Active 124 DOM
5. 2026-09-20
   days on market $244,990 Active 123 DOM
6. 2026-09-19
   days on market $244,990 Active 122 DOM
7. 2026-09-18
   days on market $244,990 Active 121 DOM
8. 2026-09-17
   days on market $244,990 Active 120 DOM
9. 2026-09-16
   days on market $244,990 Active 119 DOM
10. 2026-09-15
    days on market $244,990 Active 118 DOM
11. 2026-09-14
    days on market $244,990 Active 117 DOM
12. 2026-09-13
    days on market $244,990 Active 116 DOM
13. 2026-09-12
    days on market $244,990 Active 115 DOM
14. 2026-09-11
    days on market $244,990 Active 114 DOM
15. 2026-09-05
    days on market $244,990 Active 108 DOM
16. 2026-09-04
    days on market $244,990 Active 107 DOM
17. 2026-09-03
    days on market $244,990 Active 106 DOM
18. 2026-08-31
    days on market $244,990 Active 103 DOM
19. 2026-08-30
    days on market $244,990 Active 102 DOM
20. 2026-08-29
    days on market $244,990 Active 101 DOM
21. 2026-08-28
    days on market $244,990 Active 100 DOM
22. 2026-08-27
    days on market $244,990 Active 99 DOM
23. 2026-08-25
    days on market $244,990 Active 97 DOM
24. 2026-08-24
    days on market $244,990 Active 96 DOM
25. 2026-08-23
    days on market $244,990 Active 95 DOM
26. 2026-08-22
    days on market $244,990 Active 94 DOM
27. 2026-08-21
    days on market $244,990 Active 93 DOM
28. 2026-08-20
    days on market $244,990 Active 92 DOM
29. 2026-08-19
    days on market $244,990 Active 91 DOM
30. 2026-08-18
    days on market $244,990 Active 90 DOM
31. 2026-08-17
    days on market $244,990 Active 89 DOM
32. 2026-08-16
    days on market $244,990 Active 88 DOM
33. 2026-08-15
    days on market $244,990 Active 87 DOM
34. 2026-08-14
    days on market $244,990 Active 86 DOM
35. 2026-08-13
    days on market $244,990 Active 85 DOM
36. 2026-08-12
    days on market $244,990 Active 84 DOM
37. 2026-08-11
    days on market $244,990 Active 83 DOM
38. 2026-08-10
    days on market $244,990 Active 82 DOM
39. 2026-08-09
    days on market $244,990 Active 81 DOM
40. 2026-08-08
    days on market $244,990 Active 80 DOM
41. 2026-08-07
    days on market $244,990 Active 79 DOM
42. 2026-08-06
    days on market $244,990 Active 78 DOM
43. 2026-08-05
    days on market $244,990 Active 77 DOM
44. 2026-08-04
    days on market $244,990 Active 76 DOM
45. 2026-08-03
    days on market $244,990 Active 75 DOM
46. 2026-07-31
    days on market $244,990 Active 72 DOM
47. 2026-07-30
    days on market $244,990 Active 71 DOM
48. 2026-07-30
    days on market $244,990 Active 70 DOM
49. 2026-07-28
    days on market $244,990 Active 69 DOM
50. 2026-07-26
    days on market $244,990 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,136
• − Mortgage interest: −$19,071
• − Property taxes: −$5,107
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$9,904
• Taxable loss: −$15,511
• Est. tax savings @ 24.0%: +$3,723
• After-tax cash flow: $-5,444/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhome is in good condition with modern finishes and a good curb appeal. It has the potential for minor updates to enhance its value further.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall look and feel of the bathrooms. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more buyers and renters. ↑

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Powdersville Elementary B+ SC #41/597 Nat'l #4,125/41,679 Middle Powdersville Middle B SC #21/229 Nat'l #2,304/14,009 High Powdersville High A SC #16/196 Nat'l #817/17,239

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

C Composite livability gradescore 66/100

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

• Census place: Powdersville, SC
• County: Greenville County · 210,546 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 1%

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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: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price provided (see listing) — property is offered as a plan

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricCentral air (cooling)
• Home design: New construction plan (The Norwood II)
• Construction: New construction (plan)Living area approximately 1,807
• Exterior features: Property listed as The Norwood II plan in Powdersville, SC

Interior

• Kitchen: Plan includes a kitchen (appliance details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living area (plan - Norwood II)
• Laundry & utility: Laundry/utility details not provided