106 Washington St · Clinton, SC 29325

$229,895

4 bd · 2.5 ba · 2,045 sqft · Other · 36 Days on market

9,147 sqft lot ↓ 8% since listing

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• 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

MOTIVATED SELLER!!! THIS UPDATED 4 BR, 2.5 BATH HOME is Being Offered at ONLY $229,895!!! These Homes were BUILT TO LAST back in the day when Homes were built with Pride and Craftsmanship! Check Out the AMAZING Transformation on this INVITING Home in an Older Established Neighborhood! As You turn into your off-street driveway, you immediately notice the ROCKING CHAIR FRONT PORCH which is Perfect for Visiting with friends and sharing a glass of lemonade on these Hot Summer Days! Upon Opening the Front Door, you Enter a REMODELED HOME Offering Space for the Entire Family! The Main Level has two Bedrooms, including the Primary BR with it's Own Private Bathroom, Living Room, Kitchen with Gra

Key facts

• Walk in laundry room
• Stainless appliances
• New cabinets

Tags

• ROCKING CHAIR FRONT PORCH
• REMODELED HOME
• GRANITE COUNTERTOPS
• NEW CABINETS
• STAINLESS APPLIANCES
• WALK IN LAUNDRY ROOM

Property features AI

Finance

• Other: Outbuilding / additional storage (see remarks)
• HOA & community: No HOA fees; Community has lights and some sidewalks

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Public sewer; Gas water heater; Public garbage pickup; Electric power
• Home design: Two-story home; Vinyl siding exterior; Composition shingle roof; Crawl space foundation; Approximate age 50+ years; Lead-based paint disclosure required
• Construction: Vinyl siding; Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Level lot with some sidewalks

Interior

• Kitchen: Dishwasher; Standalone gas range; Kitchen approximately 16 x 11
• Bedrooms: Primary bedroom on main level with full bath, tub/shower and walk-in closet (approx. 16 x 11); Additional bedrooms approximately 15 x 15
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom; One full bath on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric cooling
• Interior features: Cable available; 9+ foot ceilings; Ceiling fans; Smooth ceilings; Granite countertops; Smoke detector; Walk-in closets
• Laundry & utility: Washer connection; Dryer electric hookup; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $190k (17.4% below list).
• Recommended offer: $190k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 133 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $190,000 (17.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 17% 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 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?
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. 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?
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: 0.83% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 10.1

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-28,939
• Equity at exit: $34,278

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-14,790
• Equity at exit: $19,877

Cash invested: $64,371 (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: 133
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $132

Break-even live

Break-even rent $1,733

Max offer price $229,895

Occupancy floor 88%

Sensitivity live

Price	-10% $262	-5% $197	+0% $132	+5% $67	+10% $2
Rent	-10% $-18	-5% $57	+0% $132	+5% $207	+10% $282
Rate	-1.0pp $248	-0.5pp $191	base $132	+0.5pp $73	+1.0pp $12

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: $57,474
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 E Florida St Clinton, SC	3.0	3.5	1500	$1,900	$1.27	5d	1	0.46mi

Listing history 21 events

1. 2026-06-22
   days on market $229,895 Active 36 DOM
2. 2026-06-19
   days on market $229,895 Active 33 DOM
3. 2026-06-18
   days on market $229,895 Active 32 DOM
4. 2026-06-17
   days on market $229,895 Active 31 DOM
5. 2026-06-16
   days on market $229,895 Active 30 DOM
6. 2026-06-15
   days on market $229,895 Active 29 DOM
7. 2026-06-14
   days on market $229,895 Active 27 DOM
8. 2026-06-12
   days on market $229,895 Active 26 DOM
9. 2026-06-09
   days on market $229,895 Active 23 DOM
10. 2026-06-08
    days on market $229,895 Active 22 DOM
11. 2026-06-07
    days on market $229,895 Active 21 DOM
12. 2026-06-07
    days on market $229,895 Active 20 DOM
13. 2026-06-03
    days on market $229,895 Active 17 DOM
14. 2026-06-02
    days on market $229,895 Active 16 DOM
15. 2026-06-01
    days on market $229,895 Active 15 DOM
16. 2026-05-31
    days on market $229,895 Active 14 DOM
17. 2026-05-30
    days on market $229,895 Active 13 DOM
18. 2026-05-17
    listed $229,895 Active
19. 2026-05-13
    historical
20. 2026-04-09
    price $243,997
21. 2025-06-28
    listed $249,900 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: $809 · $67/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$502/yr (+$42/mo · 62.0%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $22,800
• − Mortgage interest: −$12,878
• − Property taxes: −$809
• − Insurance: −$1,149
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,688
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $2,156/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

-8.0% since first listed

4 events — show timeline

• 2026-05-17 Listed $229,895 Greater Greenville MLS
• 2026-05-13 Listing Removed — Greater Greenville MLS
• 2026-04-09 Price Changed $243,997 Greater Greenville MLS
• 2025-06-28 Listed $249,900 Greater Greenville MLS

Property tax history

-0.0%/yr

Latest (2025): $809 · +1.6% YoY. Source: county tax records.