307 Hunter St · Seneca, SC 29678

$179,000

3 bd · 2.0 ba · 1,000 sqft · Land · 23 Days on market

Built 2025 0.30 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new construction in the heart of Seneca! This thoughtfully designed home offers approximately 1,000 square feet of efficient, modern living with high-end touches throughout—all at an incredible value. Step inside to soaring high ceilings that create an open, airy feel, complemented by a bright and functional layout. The kitchen features sleek stainless steel appliances and ample cabinet space, perfect for everyday living and entertaining. The home is equipped with three mini-split HVAC systems, providing energy-efficient, customizable comfort in every space. Conveniently located just minutes from downtown Seneca and a short drive to Clemson University, this property offers easy

Key facts

• 0.3 acre lot
• Parking
• Built 2025

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water available; Public sewer available
• Home design: Single-story home; New construction / never occupied; Architectural shingle roof; Vinyl siding
• Construction: Built as new construction (never occupied); Vinyl siding construction; Architectural shingle roof; Slab foundation
• Exterior features: Front porch; Porch; City lot; Level lot; Not in a subdivision

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; Primary bedroom with bath; Shower-only primary bath with low-threshold, walk-in shower; Smooth ceilings; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $179k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (1.4% below list).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.4% in Seneca — 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 73/100 on livability (#40 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D+, crime F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.7%/yr); 367 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $10k; list at $179k implies a 1690% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.71% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,199
• Equity at exit: $26,689

10-year hold

• IRR: 9.3%
• Equity multiple: 1.87×
• Total profit: $43,760
• Equity at exit: $15,477

Cash invested: $50,120 (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 29678

• Home prices YoY: -32.5%
• Rents YoY: 7.7%
• Active inventory: 367
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $157

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 86%

Sensitivity live

Price	-10% $281	-5% $219	+0% $157	+5% $95	+10% $34
Rent	-10% $18	-5% $88	+0% $157	+5% $227	+10% $297
Rate	-1.0pp $247	-0.5pp $203	base $157	+0.5pp $111	+1.0pp $64

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Hunter Oaks Dr Seneca, SC	2.0–3.0	2.0	1153	$1,258	$1.09	24d	1	1.02mi
511 Oakmont Valley Trl Unit 1 Seneca, SC	3.0	3.0	1381	$1,900	$1.38	24d	1	1.04mi
132 Wells Station Rd Seneca, SC	3.0	2.0	1300	$2,150	$1.65	24d	1	1.07mi

Listing history 19 events

1. 2026-05-24
   status Pending
2. 2026-04-30
   listed $179,000 Active
3. 2026-03-11
   historical
4. 2026-03-11
   historical
5. 2026-02-28
   price $189,900
6. 2026-02-27
   price $189,900
7. 2025-12-17
   price $189,900
8. 2025-12-04
   price $194,900
9. 2025-12-04
   price $194,900
10. 2025-12-04
    price $194,900
11. 2025-07-29
    price $199,900
12. 2025-07-29
    price $199,900
13. 2025-07-25
    price $199,900
14. 2025-04-23
    price $209,900
15. 2025-04-23
    price $209,900
16. 2025-02-12
    listed $214,900 Active
17. 2025-02-12
    listed $214,900 Active
18. 2025-02-05
    listed $209,900 Active
19. 2024-11-22
    soldstatus $10,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,180
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,207
• Taxable loss: −$1,023
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $2,133/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Seneca

• Score: 73/100
• State rank: #40
• US rank: #5072

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seneca, SC
• County: Oconee County · 36,517 people
• City population: 36,517
• Metro: Seneca, SC
• Population (ZIP): 23,767
• Household income: $52,550
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 822.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.37%
• Current HPI: 189.6751
• Rent YoY: ▲ 7.71%
• Metro: Seneca, 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

+1690.0% since first listed

19 events — show timeline

• 2026-05-24 Pending — WUMLS
• 2026-04-30 Listed $179,000 WUMLS
• 2026-03-11 Listing Removed — Greater Greenville MLS
• 2026-03-11 Listing Removed — WUMLS
• 2026-02-28 Price Changed $189,900 Greater Greenville MLS
• 2026-02-27 Price Changed $189,900 SPMLS
• 2025-12-17 Price Changed $189,900 WUMLS
• 2025-12-04 Price Changed $194,900 Greater Greenville MLS
• 2025-12-04 Price Changed $194,900 SPMLS
• 2025-12-04 Price Changed $194,900 WUMLS
• 2025-07-29 Price Changed $199,900 SPMLS
• 2025-07-29 Price Changed $199,900 Greater Greenville MLS
• 2025-07-25 Price Changed $199,900 WUMLS
• 2025-04-23 Price Changed $209,900 Greater Greenville MLS
• 2025-04-23 Price Changed $209,900 WUMLS
• 2025-02-12 Listed $214,900 Greater Greenville MLS
• 2025-02-12 Listed $214,900 WUMLS
• 2025-02-05 Listed $209,900 SPMLS
• 2024-11-22 Sold (Public Records) $10,000 Public Records

Property tax history

+45.0%/yr

Latest (2025): $163 · +45.0% YoY. Source: county tax records.