116 Jamlette Dr · Walhalla, SC 29691

$349,000

4 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 7 Days on market

Built 2002 0.62 ac lot Est $259k · 35% over

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Why this score? — see what drove the F 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 +7.5/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single family home in Walhalla in convenient location. Walk into brand new laminate flooring and create a warm and inviting Living/Dining combo. The open kitchen has storage, stainless appliances (dishwasher is brand new) room for a prep island and/or small breakfast table. There are also 2 bedrooms, a full bath, and laundry room on the main level. Head upstairs to brand new carpeting, large bedroom, full bath and bonus/flex room that could be used as a 4th bedroom. The downstairs provides tons of space for storage/shop and your 2 car garage. Just over half an acre of land with mature trees makes it feel very private. Brand new front and back porch, home is primed and ready for your custom paint color. Conveniently located to schools, grocery stores and Walhalla's new revamped downtown district.

Key facts

• Water heater
• Updated kitchen
• Hvac system

Tags

• RECENTLY REPLACED ROOF
• HVAC SYSTEM
• WATER HEATER
• WELCOMING FRONT PORCH
• NEWLY FINISHED BASEMENT ROOM
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Underground utilities
• Home design: 2 stories; Vinyl siding; Architectural shingle roof; Basement foundation; Partially finished basement with garage access and interior entry
• Construction: Built 21–30 years ago; Vinyl siding construction; Architectural shingle roof; Basement foundation
• Exterior features: Deck; Front porch; Porch; Gentle sloping lot; Hardwood trees; Outside city limits; Subdivision; Sloped lot

Interior

• Kitchen: Electric range; Electric oven; Microwave; Dishwasher
• Bedrooms: 2 main level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 main level bathroom
• Heating & cooling: Heat pump; Electric heating; Cooling (heat pump)
• Interior features: Ceiling fans; Laminate countertops; Smooth ceilings; Window treatments; Blinds; Workshop; Main level primary suite
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (41.5% below list).
• Recommended offer: $204k (41.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Walhalla — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#171 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D-, amenities F, commute 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: 87 active listings in the ZIP; 648 units permitted in Oconee County in 2024 (40 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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 $240k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,111 (41.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.58% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $258,518
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Jana Dr	0.08mi	3/2.0 (-1)	1,620 (+2%)	11mo	$305,000	$188	79
316 Forest Acres Cir	0.70mi	3/2.0 (-1)	1,500 (-5%)	16mo	$220,000	$147	40
554 Fairfield Rd	0.72mi	3/2.0 (-1)	1,713 (+8%)	15mo	$279,000	$163	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-84,782
• Equity at exit: $52,037

10-year hold

• IRR: -22.3%
• Equity multiple: -0.13×
• Total profit: $-110,702
• Equity at exit: $30,175

Cash invested: $97,720 (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 29691

• Home prices YoY: -27.8%
• Active inventory: 87
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-440

Break-even live

Break-even rent $2,598

Max offer price $271,231

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-341	+0% $-440	+5% $-539	+10% $-638
Rent	-10% $-601	-5% $-521	+0% $-440	+5% $-360	+10% $-279
Rate	-1.0pp $-264	-0.5pp $-351	base $-440	+0.5pp $-531	+1.0pp $-623

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $349,000 Active 7 DOM
2. 2026-06-17
   days on market $349,000 Active 6 DOM
3. 2026-06-16
   days on market $349,000 Active 5 DOM
4. 2026-06-15
   days on market $349,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $349,000 Active 2 DOM

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,989 · $166/mo
• Expected delta: +$1,064/yr (+$89/mo · 115.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,493
• − Mortgage interest: −$19,549
• − Property taxes: −$925
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$10,153
• Taxable loss: −$11,798
• Est. tax savings @ 24.0%: +$2,832
• After-tax cash flow: $-2,451/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 — Walhalla

• Score: 63/100
• State rank: #171
• US rank: #15277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,248

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -80.05%
• Current HPI: 207.8251
• 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

+149.5% since first listed

7 events — show timeline

• 2026-06-11 Listed $349,000 WUMLS
• 2022-05-06 Sold (MLS) $240,000 WUMLS
• 2022-03-29 Contingent — WUMLS
• 2022-03-28 Listed $220,000 WUMLS
• 2014-09-25 Sold (Public Records) $143,400 Public Records
• 2014-09-24 Sold (MLS) $143,400 WUMLS
• 2014-06-17 Listed $139,900 WUMLS

Property tax history

+6.1%/yr

Latest (2025): $925 · +0.0% YoY. Source: county tax records.