115 Lyle Dr · Taylors, SC 29687

$115,000

3 bd · 1.0 ba · 912 sqft · Land public records · 6 Days on market

Built 2009 0.35 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers are in, seller is requesting highest and best offers by Monday, 5/18/2026 at noon. Welcome home to 115 Lyle Drive in Taylors, one of the most affordable homes currently available in the area. Why rent when you can own for less? Conveniently located with easy access to Wade Hampton Boulevard, this home offers an open layout with a split bedroom floor plan that makes great use of the space. The kitchen overlooks the backyard and flows easily into the living area, where built in shelving adds both character and functionality. The laundry closet is conveniently located just off the kitchen near the back door for everyday ease. The primary suite features a large closet and privat

Key facts

• Built in shelving
• Open layout
• Laundry closet

Tags

• OPEN LAYOUT
• SPLIT BEDROOM FLOOR PLAN
• KITCHEN OVERLOOKS BACKYARD
• BUILT IN SHELVING
• LAUNDRY CLOSET
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Residential property — discovery required
• HOA & community: No HOA fees or community amenities indicated

Exterior

• Parking: Driveway parking (gravel); No garage
• Utilities: Public water; Septic sewer; Private garbage pickup; Electric service
• Home design: Single-story home; Approximately 11–20 years old; Crawl space foundation
• Construction: Composition shingle roof
• Exterior features: Front porch; Vinyl/aluminum trim; Vinyl siding

Interior

• Kitchen: Kitchen approx. 13 x 9; Refrigerator; Stand-alone electric range
• Bedrooms: Three bedrooms on the main level; Primary bedroom with full bath, tub/shower and walk-in closet (approx. 13 x 12); Second bedroom approx. 13 x 10; Third bedroom approx. 13 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Ceiling fans; Blown (insulation) ceiling; Walk-in closet(s); Laminate countertops; No fireplace
• Laundry & utility: First-floor laundry in closet-style space; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.5% vs local median 3.5% in Taylors — 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 81/100 on livability (#6 in SC, #1,326 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities F.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Skyland Elementary (math 59% / reading 62%, grade B-, #84 of 597 statewide, top 14%, 786 students, 53% FRL).
• Market conditions: Rents soft (-0.5%/yr); 299 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.45×
• Total profit: $14,377
• Equity at exit: $17,147

10-year hold

• IRR: 18.3%
• Equity multiple: 2.32×
• Total profit: $42,634
• Equity at exit: $9,943

Cash invested: $32,200 (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 29687

• Rents YoY: -0.5%
• Active inventory: 299
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $594

Break-even live

Break-even rent $875

Max offer price $115,000

Occupancy floor 58%

Sensitivity live

Price	-10% $659	-5% $626	+0% $594	+5% $561	+10% $529
Rent	-10% $465	-5% $530	+0% $594	+5% $658	+10% $722
Rate	-1.0pp $652	-0.5pp $623	base $594	+0.5pp $564	+1.0pp $534

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Pinecroft Dr Taylors, SC	1.0–3.0	1.0–2.0	968	$1,378	$1.42	4d	29	0.90mi
15005 Joy Dr Taylors, SC	1.0–3.0	1.0–2.0	1057	$1,748	$1.65	4d	101	1.24mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   historical Contingency Contract
3. 2026-05-13
   listed $115,000 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: $484 · $40/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$172/yr (+$14/mo · 35.5%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,520
• − Mortgage interest: −$6,442
• − Property taxes: −$484
• − Insurance: −$575
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$3,345
• Taxable income: $5,551
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $5,793/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: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Taylors

• Score: 81/100
• State rank: #6
• US rank: #1326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 44,861
• Metro: Greenville-Anderson, SC
• Population (ZIP): 44,861
• Household income: $80,051
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 897.0

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 12% Hispanic / Latino 11% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.27%
• Current HPI: 252.7649
• Rent YoY: ▼ -0.51%
• 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

3 events — show timeline

• 2026-05-19 Pending — Greater Greenville MLS
• 2026-05-19 Contingent — Greater Greenville MLS
• 2026-05-13 Listed $115,000 Greater Greenville MLS

Property tax history

-5.0%/yr

Latest (2025): $484 · +6.2% YoY. Source: county tax records.