136 Rice St · Belton, SC 29627

$100,000

2 bd · 1.0 ba · 926 sqft · Other public records · 155 Days on market

3,049 sqft 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Neat House. Central air and heat. Tenant occupied. Has been there since 2016. Pays $550 month to month. $500 deposit.

Key facts

• Laundry room
• Front porch
• Living room

Tags

• FRONT PORCH
• LIVING ROOM
• SPACIOUS KITCHEN
• LAUNDRY ROOM
• LARGE LEVEL BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

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

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story residential property; Approximately 50+ years old; Crawl space foundation
• Construction: Wood exterior; Composition shingle roof
• Exterior features: Front porch; Level lot with sidewalk and some trees

Interior

• Kitchen: 14 x 12 kitchen; Refrigerator; Electric oven; Stand-alone smooth-top range
• Bedrooms: Primary bedroom on main level with full bath and tub/shower (14 x 12); Second bedroom on main level (14 x 13); Two main-level bedrooms total
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric cooling
• Interior features: Attic with disappearing stairs; Cable available; Ceiling fans; Smooth ceilings; Smoke detector; Some window treatments; Laminate countertops
• Laundry & utility: First-floor walk-in laundry; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% in Belton — 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 74/100 on livability (#32 in SC, #4,723 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: commute F, employment F.
• Anderson 02 (rural): math 46% / reading 52% proficiency, ranked #16 of 80 in SC (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belton Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 372 students, 86% FRL) — zoned schools average 86% FRL vs 46% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 155 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.0

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-622
• Equity at exit: $14,910

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $19,583
• Equity at exit: $8,646

Cash invested: $28,000 (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 29627

• Home prices YoY: -1.3%
• Active inventory: 134
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $244

Break-even live

Break-even rent $882

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $301	-5% $273	+0% $244	+5% $216	+10% $188
Rent	-10% $150	-5% $197	+0% $244	+5% $291	+10% $338
Rate	-1.0pp $295	-0.5pp $270	base $244	+0.5pp $218	+1.0pp $192

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $100,000 Active 155 DOM
2. 2026-06-17
   days on market $100,000 Active 154 DOM
3. 2026-06-16
   days on market $100,000 Active 153 DOM
4. 2026-06-15
   days on market $100,000 Active 152 DOM
5. 2026-06-13
   days on market $100,000 Active 150 DOM
6. 2026-06-10
   days on market $100,000 Active 147 DOM
7. 2026-06-09
   days on market $100,000 Active 146 DOM
8. 2026-06-08
   days on market $100,000 Active 145 DOM
9. 2026-06-07
   days on market $100,000 Active 144 DOM
10. 2026-06-03
    days on market $100,000 Active 140 DOM
11. 2026-06-03
    days on market $100,000 Active 139 DOM
12. 2026-06-01
    days on market $100,000 Active 138 DOM
13. 2026-05-31
    days on market $100,000 Active 137 DOM
14. 2026-01-15
    price $100,000
15. 2026-01-14
    listed $130,000 Active
16. 2023-09-29
    soldstatus $50,000 Sold 117-char remark

    Show marketing remark (117 chars)

    Neat House. Central air and heat. Tenant occupied. Has been there since 2016. Pays $550 month to month. $500 deposit.

17. 2023-08-23
    status Pending 117-char remark

    Show marketing remark (117 chars)

    Neat House. Central air and heat. Tenant occupied. Has been there since 2016. Pays $550 month to month. $500 deposit.

18. 2023-08-18
    listed $47,900 Active 117-char remark

    Show marketing remark (117 chars)

    Neat House. Central air and heat. Tenant occupied. Has been there since 2016. Pays $550 month to month. $500 deposit.

19. 2016-09-20
    soldstatus $60,000
20. 2009-06-08
    soldstatus $50,000
21. 2006-07-03
    soldstatus $22,000
22. 2001-12-17
    soldstatus $35,000
23. 2001-05-31
    soldstatus $24,901

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,569 · $131/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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,296
• − Mortgage interest: −$5,602
• − Property taxes: −$1,569
• − Insurance: −$500
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,909
• Taxable income: $1,429
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,589/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: Anderson 02
• NCES district ID: 4500810
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $38,940
• Composite: 40.88/100
• National rank: #3623
• State rank: #16 of 80 in SC

Livability — Belton

• Score: 74/100
• State rank: #32
• US rank: #4723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belton, SC
• City population: 16,518
• Population (ZIP): 16,518

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 1%

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: ▼ -4.78%
• Current HPI: 355.0273
• 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

+301.6% since first listed

10 events — show timeline

• 2026-01-15 Price Changed $100,000 Greater Greenville MLS
• 2026-01-14 Listed $130,000 Greater Greenville MLS
• 2023-09-29 Sold (MLS) $50,000 WUMLS
• 2023-08-23 Pending — WUMLS
• 2023-08-18 Listed $47,900 WUMLS
• 2016-09-20 Sold (Public Records) $60,000 Public Records
• 2009-06-08 Sold (Public Records) $50,000 Public Records
• 2006-07-03 Sold (Public Records) $22,000 Public Records
• 2001-12-17 Sold (Public Records) $35,000 Public Records
• 2001-05-31 Sold (Public Records) $24,901 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,569 · +39.5% YoY. Source: county tax records.