22 Stevens St · Watts Mills, SC 29360

$95,000

3 bd · 1.0 ba · 980 sqft · Other · 54 Days on market

0.26 ac lot ↓ 4% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL IN LAURENS – MAJOR UPDATES COMPLETE! This cash-only opportunity is perfectly positioned for a high-return renovation. The heavy lifting has been done: the home was recently relocated to a brand-new foundation with all-new plumbing already in place. Enjoy the rare convenience of city water and sewer connections. While electrical is roughed-in and awaiting final power connection, the interior is a clean slate ready for your choice of HVAC, flooring, and paint. The property sits on a flat, fully fenced lot with ample usable space for outdoor living or storage. Sold as-is, this is a streamlined project for anyone looking to add a high-value asset to their portfolio.

Key facts

• 0.26 acre lot
• Listed 54 days

Property features AI

Finance

• HOA & community: No HOA fees or included HOA amenities

Exterior

• Parking: Driveway parking (gravel); No garage
• Utilities: Public water; Public sewer; Water heater: other — see remarks; Private garbage pickup
• Home design: Single-story residence; Lead-based paint disclosure required; Residential property disclosure required
• Construction: Vinyl siding exterior; Composition shingle roof; Crawl space foundation; Approximate age: unknown
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Kitchen approximately 8 x 10; No appliances reported
• Bedrooms: Primary bedroom on main level; Three bedrooms on the main level; Bedroom sizes approximately 10 x 10 (master, 2nd, 3rd)
• Flooring: Other — see remarks
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: No heating system; No cooling system
• Interior features: Other — see remarks; No fireplace
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#367 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Laurens 55 (rural): math 20% / reading 29% proficiency, ranked #63 of 80 in SC (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Laurens Elementary (math 30% / reading 25%, grade F, #416 of 597 statewide, top 70%, 504 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 153 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 1.40% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.0

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,820
• Equity at exit: $14,165

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $34,673
• Equity at exit: $8,214

Cash invested: $26,600 (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 29360

• Home prices YoY: -23.7%
• Active inventory: 153
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $348

Break-even live

Break-even rent $887

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-31
   days on market $95,000 Active 54 DOM
2. 2026-05-30
   days on market $95,000 Active 53 DOM
3. 2026-04-07
   listed $95,000 Active
4. 2026-01-27
   price $95,000 693-char remark

   Show marketing remark (462 chars)

   Cash only investment opportunity in Laurens, SC. Home has been relocated to the property with a brand new foundation and all new plumbing. Connected to city water and sewer. Electrical is in place but has never been connected to power, and no HVAC system is installed. Interior needs flooring and paint to complete. Features a flat, fully fenced yard with ample usable space. Home age unknown. Ideal project for investors or renovation-minded buyers. Sold as-is.

5. 2026-01-27
   price $95,000 462-char remark

   Show marketing remark (462 chars)

   Cash only investment opportunity in Laurens, SC. Home has been relocated to the property with a brand new foundation and all new plumbing. Connected to city water and sewer. Electrical is in place but has never been connected to power, and no HVAC system is installed. Interior needs flooring and paint to complete. Features a flat, fully fenced yard with ample usable space. Home age unknown. Ideal project for investors or renovation-minded buyers. Sold as-is.

6. 2025-12-22
   listed $99,999 Active 462-char remark

   Show marketing remark (462 chars)

   Cash only investment opportunity in Laurens, SC. Home has been relocated to the property with a brand new foundation and all new plumbing. Connected to city water and sewer. Electrical is in place but has never been connected to power, and no HVAC system is installed. Interior needs flooring and paint to complete. Features a flat, fully fenced yard with ample usable space. Home age unknown. Ideal project for investors or renovation-minded buyers. Sold as-is.

7. 2025-12-18
   listed $99,999 Active 693-char remark

   Show marketing remark (693 chars)

   INVESTOR SPECIAL IN LAURENS – MAJOR UPDATES COMPLETE! This cash-only opportunity is perfectly positioned for a high-return renovation. The heavy lifting has been done: the home was recently relocated to a brand-new foundation with all-new plumbing already in place. Enjoy the rare convenience of city water and sewer connections. While electrical is roughed-in and awaiting final power connection, the interior is a clean slate ready for your choice of HVAC, flooring, and paint. The property sits on a flat, fully fenced lot with ample usable space for outdoor living or storage. Sold as-is, this is a streamlined project for anyone looking to add a high-value asset to their portfolio.

8. 2025-04-21
   historical
9. 2025-04-01
   price $95,000
10. 2025-03-29
    status Active
11. 2025-03-08
    status Pending
12. 2025-03-05
    price $80,000
13. 2025-02-27
    price $85,000
14. 2025-02-23
    price $94,000
15. 2025-02-19
    listed $99,000 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,926
• − Mortgage interest: −$5,321
• − Property taxes: −$1,951
• − Insurance: −$475
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,764
• Taxable income: $2,866
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,489/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: Laurens 55
• NCES district ID: 4502610
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,174
• Composite: 20.58/100
• National rank: #8555
• State rank: #63 of 80 in SC

Livability — Watts Mills

• Score: 50/100
• State rank: #367
• US rank: #25678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watts Mills, SC
• Population (ZIP): 22,066

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.09%
• Current HPI: 193.5371
• 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

-4.0% since first listed

13 events — show timeline

• 2026-04-07 Listed $95,000 Greater Greenville MLS
• 2026-01-27 Price Changed $95,000 SPMLS
• 2026-01-27 Price Changed $95,000 GAOR
• 2025-12-22 Listed $99,999 GAOR
• 2025-12-18 Listed $99,999 SPMLS
• 2025-04-21 Listing Removed — Greater Greenville MLS
• 2025-04-01 Price Changed $95,000 Greater Greenville MLS
• 2025-03-29 Relisted — Greater Greenville MLS
• 2025-03-08 Pending — Greater Greenville MLS
• 2025-03-05 Price Changed $80,000 Greater Greenville MLS
• 2025-02-27 Price Changed $85,000 Greater Greenville MLS
• 2025-02-23 Price Changed $94,000 Greater Greenville MLS
• 2025-02-19 Listed $99,000 Greater Greenville MLS

Property tax history

+15.0%/yr

Latest (2025): $1,951 · +1531.9% YoY. Source: county tax records.