209 Oshields St · Union, SC 29379-2662

$84,900

3 bd · 1.0 ba · 1,494 sqft · Other public records · 38 Days on market

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Well kept home with 3 bedrooms and 1 bath, HVAC, and Roof are less than 6 years old. Buy this home for less than rent. The property has 2 storage buildings one with electricity. This property needs some tender loving care but is move in ready. Square footage needs to be verified by buyers agent. Home is vacant and ready to show please call Chavonda Gallman at 864-205-1925 to schedule showing today. Home is USDA financing approved.

Key facts

• Laminate flooring
• Front porch
• Walk in closet

Tags

• ONE LEVEL LIVING
• LAMINATE FLOORING
• WALK IN CLOSET
• BONUS REC ROOM
• CORNER LOT
• FRONT PORCH

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached carport (1-car); Paved concrete driveway
• Utilities: Public water; Public sewer; Gas water heater; Private garbage pickup
• Home design: Single-story home
• Construction: Vinyl siding exterior; Architectural roof; Crawl space foundation; Estimated age over 50 years
• Exterior features: Front porch; Patio; Corner lot; Approximate lot dimensions 52 x 130; Lot is 1/2 acre or smaller; Outbuilding for storage; Lead-based paint disclosure required

Interior

• Kitchen: Kitchen approx. 10 x 10; No appliances included
• Bedrooms: Three bedrooms on the main level; Primary bedroom with walk-in closet; Primary bedroom approx. 10 x 11; Second bedroom approx. 10 x 10; Third bedroom approx. 11 x 9
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Wall/window cooling units
• Interior features: Smoke detectors; Window treatments remain
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.9% in Union — 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 52/100 on livability (#359 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Foster Park Elementary (math 23% / reading 23%, grade F, #469 of 597 statewide, top 79%, 456 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Union County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.1

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: 18.1%
• Equity multiple: 2.03×
• Total profit: $24,445
• Equity at exit: $38,175

10-year hold

• IRR: 19.4%
• Equity multiple: 3.82×
• Total profit: $67,116
• Equity at exit: $58,832

Cash invested: $23,772 (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 29379-2662

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $223

Break-even live

Break-even rent $716

Max offer price $84,900

Occupancy floor 73%

Sensitivity live

Price	-10% $271	-5% $247	+0% $223	+5% $199	+10% $175
Rent	-10% $144	-5% $184	+0% $223	+5% $263	+10% $302
Rate	-1.0pp $266	-0.5pp $245	base $223	+0.5pp $201	+1.0pp $179

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Industrial Park Rd Union, SC	2.0–3.0	1.0–2.0	925	$999	$1.08	4d	2	1.00mi

Listing history 25 events

1. 2026-06-21
   days on market $84,900 Active 38 DOM
2. 2026-06-19
   days on market $84,900 Active 36 DOM
3. 2026-06-18
   price $84,900 Active 35 DOM
4. 2026-06-18
   days on market $94,900 Active 35 DOM
5. 2026-06-17
   days on market $94,900 Active 34 DOM
6. 2026-06-16
   days on market $94,900 Active 33 DOM
7. 2026-06-15
   days on market $94,900 Active 32 DOM
8. 2026-06-14
   days on market $94,900 Active 30 DOM
9. 2026-06-12
   days on market $94,900 Active 29 DOM
10. 2026-06-09
    days on market $94,900 Active 26 DOM
11. 2026-06-08
    days on market $94,900 Active 25 DOM
12. 2026-06-07
    days on market $94,900 Active 24 DOM
13. 2026-06-05
    days on market $94,900 Active 21 DOM
14. 2026-06-03
    days on market $94,900 Active 20 DOM
15. 2026-06-02
    days on market $94,900 Active 19 DOM
16. 2026-06-01
    days on market $94,900 Active 18 DOM
17. 2026-05-31
    days on market $94,900 Active 17 DOM
18. 2026-05-30
    days on market $94,900 Active 16 DOM
19. 2026-05-14
    listed $94,900 Active
20. 2026-04-03
    price $94,900
21. 2026-03-06
    price $109,900
22. 2026-02-05
    price $119,900
23. 2026-01-02
    listed $129,900 Active
24. 2020-10-22
    soldstatus $75,000 434-char remark

    Show marketing remark (434 chars)

    Well kept home with 3 bedrooms and 1 bath, HVAC, and Roof are less than 6 years old. Buy this home for less than rent. The property has 2 storage buildings one with electricity. This property needs some tender loving care but is move in ready. Square footage needs to be verified by buyers agent. Home is vacant and ready to show please call Chavonda Gallman at 864-205-1925 to schedule showing today. Home is USDA financing approved.

25. 2020-08-12
    listed $75,000 434-char remark

    Show marketing remark (434 chars)

    Well kept home with 3 bedrooms and 1 bath, HVAC, and Roof are less than 6 years old. Buy this home for less than rent. The property has 2 storage buildings one with electricity. This property needs some tender loving care but is move in ready. Square footage needs to be verified by buyers agent. Home is vacant and ready to show please call Chavonda Gallman at 864-205-1925 to schedule showing today. Home is USDA financing approved.

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,988
• − Mortgage interest: −$4,756
• − Property taxes: −$1,025
• − Insurance: −$424
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,470
• Taxable income: $1,395
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,344/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Union

• Score: 52/100
• State rank: #359
• US rank: #25100

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: Union, SC

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+26.5% since first listed

7 events — show timeline

• 2026-05-14 Listed $94,900 Greater Greenville MLS
• 2026-04-03 Price Changed $94,900 SPMLS
• 2026-03-06 Price Changed $109,900 SPMLS
• 2026-02-05 Price Changed $119,900 SPMLS
• 2026-01-02 Listed $129,900 SPMLS
• 2020-10-22 Sold (MLS) $75,000 SPMLS
• 2020-08-12 Listed $75,000 SPMLS

Property tax history

+44.4%/yr

Latest (2025): $1,025 · +221.8% YoY. Source: county tax records.