103 Fox Chase Rd · Easley, SC 29640

$159,000

3 bd · 2.0 ba · 1,449 sqft · Manufactured public records · 215 Days on market

Built 1985 8,000 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has new metal roof, new HVAC, new floors throughout, new appliances and 3 bds 2 ba. 3 Beds 2 Baths - 103 Fox Chase Rd, Easley, SC 29640-3304, United States Home located In Easley SC Entire home has been remodeled. Freshly painted inside and outside. This 3 bedroom 2 bathroom home is 1600 sq ft. The land is around 7900 sq ft. Small storage building in back. Backyard is fenced in. Front yard is shaded by beautiful pecan trees. All 3 bedrooms have walk in closets. Master bedroom has two walk in closets, a private bathroom with a stand up shower and garden tub. This home has brand new plank flooring throughout the entire home. All rooms have ceiling fans. This property has a sun ro

Key facts

• New floors
• New metal roof
• Remodeled

Tags

• NEW METAL ROOF
• NEW HVAC
• NEW FLOORS
• NEW APPLIANCES
• REMODELED
• FENCED BACKYARD

Property features AI

Exterior

• Home design: House; Living area about 1,449 sq ft
• Construction: Built as a single-family house
• Exterior features: Lot approximately 8,000 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% in Easley — 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 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities D, commute F.
• Pickens 01 (rural): math 42% / reading 50% proficiency, ranked #21 of 80 in SC (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 229 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $159k implies a 549% 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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. 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?
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: 1.06% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.69% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,539
• Equity at exit: $23,707

10-year hold

• IRR: 14.3%
• Equity multiple: 2.28×
• Total profit: $57,086
• Equity at exit: $13,747

Cash invested: $44,520 (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 29640

• Home prices YoY: -28.0%
• Rents YoY: 5.7%
• Active inventory: 229
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$834
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $403

Break-even live

Break-even rent $1,180

Max offer price $159,000

Occupancy floor 71%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 McCollum St Easley, SC	3.0	2.5	1800	$1,795	$1.00	10d	1	0.54mi
106 S 9th St Easley, SC	2.0	2.5	1100	$1,750	$1.59	23d	1	0.66mi
113 S 7th St Easley, SC	2.0	1.0	1116	$1,000	$0.90	3d	1	0.79mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	3d	6	0.89mi
110 Wilbur St Easley, SC	3.0	2.5	1550	$1,750	$1.13	23d	1	0.93mi
101 Pendleton Ct Unit A3 Easley, SC	2.0	1.5	1024	$1,250	$1.22	23d	1	1.29mi
423 Rollingwood Dr Easley, SC	3.0	2.5	1390	$1,695	$1.22	3d	1	1.32mi
102 Russell St #101 Easley, SC	2.0	2.0	1050	$1,299	$1.24	23d	1	1.35mi
202 Walnut Hill Dr Unit C Easley, SC	2.0	2.0	900	$1,200	$1.33	23d	1	1.46mi
245 Brown Cir Easley, SC	3.0	2.5	1625	$2,000	$1.23	14d	1	1.49mi

Listing history 6 events

1. 2026-06-03
   days on market $159,000 Active 215 DOM
2. 2026-06-03
   days on market $159,000 Active 214 DOM
3. 2026-06-01
   days on market $159,000 Active 213 DOM
4. 2026-05-31
   days on market $159,000 Active 212 DOM
5. 2025-10-31
   listed $159,000 Active
6. 1994-11-10
   soldstatus $24,500

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: +$518/yr (+$43/mo · 133.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,289
• − Mortgage interest: −$8,906
• − Property taxes: −$388
• − Insurance: −$795
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,625
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,280/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: Pickens 01
• NCES district ID: 4503330
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $42,534
• Composite: 38.73/100
• National rank: #4130
• State rank: #21 of 80 in SC

Livability — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 33,142
• Household income: $62,207
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 789.0

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 126,530 people
• By 2030: 128,780 · +1.8%
• By 2040: 132,151 · +4.4%
• By 2050: 133,800 · +5.7%
• By 2075: 137,594 · +8.7%
• By 2100: 139,784 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Black 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+52.7) · D 23.0% · R 75.6% · Other 1.4%
• 2008→2024 swing: -6.4pp toward R · 2008: -46.2pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.9 2016: R+52.7 2012: R+49.0 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.69%
• Current HPI: 274.4751
• Rent YoY: ▲ 5.69%
• Metro: Greenville-Anderson, 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

+549.0% since first listed

2 events — show timeline

• 2025-10-31 Listed $159,000 ForSaleByOwner.com
• 1994-11-10 Sold (Public Records) $24,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $388 · +7.8% YoY. Source: county tax records.