27 Smythe St · Belton, SC 29627

$190,000

4 bd · 4.0 ba · 1,802 sqft · Other public records · 60 Days on market

Built 1959 8,276 sqft lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors! 27 Smythe St is a recently renovated duplex located in the heart of Belton and within walking distance to downtown. This fully updated property features two units - each offering 1 bedroom and 1 bath - that are currently occupied, providing immediate rental income! Brand new roof as well as newer windows, doors, and floors. Each unit includes a Living Room that could serve as a 2nd Bedroom, an eat-in Kitchen with all new appliances, a covered front porch, a covered back porch, and an enclosed Laundry with a washer and dryer in each unit located off the rear porch. Additional features include street parking available directly in front of the home as well as ample parki

Key facts

• Brand new roof
• Newer doors
• Newer windows

Tags

• RECENTLY RENOVATED DUPLEX
• WALKING DISTANCE TO DOWNTOWN
• BRAND NEW ROOF
• NEWER WINDOWS
• NEWER DOORS
• NEWER FLOORS

Property features AI

Finance

• Financial info: Multi-unit property with 2 total units
• HOA & community: No community amenities

Exterior

• Parking: Off-street parking; 2 spaces per unit; Other parking details noted in remarks
• Utilities: Public water; Public sewer; Electric water heater; Public garbage pickup; Power for cooling via wall/window units
• Home design: Single-story property; Built in 1959; Crawl space foundation
• Construction: Composition shingle roof; Vinyl siding construction; Crawl space foundation; Approximate year built: 1959
• Exterior features: Vinyl siding; Approximate lot dimensions: 107x81x107x81

Interior

• Kitchen: Unit 2 kitchen/breakfast room; Unit 2 microwave; Unit 2 refrigerator; Unit 2 stand-alone electric range
• Bedrooms: Unit 1: 1 bedroom (level 1); Unit 2: 1 bedroom (level 1)
• Flooring: Unit 2 laminate flooring
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Heating: Other/See Remarks; Cooling: Wall/window units
• Interior features: Front porch; Outside storage
• Laundry & utility: Unit 2 washer; Unit 2 dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $1 ($14/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 $155k (18.4% below list).
• Recommended offer: $155k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% 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); Belton Middle (math 37% / reading 46%, grade F, #68 of 229 statewide, top 31%, 495 students, 77% FRL); Belton Honea Path High (math 58% / reading 86%, grade B+, #48 of 196 statewide, top 26%, 1,097 students, 67% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 60 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $190k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $155,000 (18.4% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.2

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-30,746
• Equity at exit: $28,330

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-26,806
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $1

Break-even live

Break-even rent $1,549

Max offer price $190,000

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $55	+0% $1	+5% $-53	+10% $-106
Rent	-10% $-121	-5% $-60	+0% $1	+5% $62	+10% $124
Rate	-1.0pp $97	-0.5pp $49	base $1	+0.5pp $-48	+1.0pp $-98

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Ellison St Belton, SC	3.0	2.0	1400	$1,550	$1.11	4d	1	0.15mi

Listing history 18 events

1. 2026-06-22
   days on market $190,000 Active 60 DOM
2. 2026-06-18
   days on market $190,000 Active 57 DOM
3. 2026-06-17
   days on market $190,000 Active 56 DOM
4. 2026-06-16
   days on market $190,000 Active 55 DOM
5. 2026-06-15
   price $190,000 Active 54 DOM
6. 2026-06-15
   days on market $200,000 Active 54 DOM
7. 2026-06-13
   days on market $200,000 Active 52 DOM
8. 2026-06-10
   days on market $200,000 Active 49 DOM
9. 2026-06-09
   days on market $200,000 Active 48 DOM
10. 2026-06-08
    days on market $200,000 Active 47 DOM
11. 2026-06-07
    days on market $200,000 Active 46 DOM
12. 2026-06-03
    days on market $200,000 Active 42 DOM
13. 2026-06-03
    days on market $200,000 Active 41 DOM
14. 2026-06-01
    days on market $200,000 Active 40 DOM
15. 2026-05-31
    days on market $200,000 Active 39 DOM
16. 2026-05-16
    price $200,000
17. 2026-04-22
    listed $210,000 Active
18. 2024-10-04
    soldstatus $60,000

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $18,600
• − Mortgage interest: −$10,643
• − Property taxes: −$1,773
• − Insurance: −$950
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,527
• Taxable loss: −$3,270
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $799/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

+233.3% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $200,000 Greater Greenville MLS
• 2026-04-22 Listed $210,000 Greater Greenville MLS
• 2024-10-04 Sold (Public Records) $60,000 Public Records

Property tax history

+37.2%/yr

Latest (2025): $1,773 · +34.6% YoY. Source: county tax records.