1021 Gentry Memorial Hwy · Arial, SC 29640

$209,900

2 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 33 Days on market

Built 1952 0.59 ac lot Est $220k · at est.

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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 +11.9/30.0
• ARV discount +9.6/15.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Have you been looking for something affordable that has the big-ticket items covered? Your search might end at 1021 Gentry Memorial Hwy. Updated flooring, a remodeled interior, and the roof and HVAC were both replaced in 2021. The layout gives you three bedrooms plus flexibility for an office, guest room, or extra space without feeling cramped. Close to the Doodle Trail, Downtown Easley, shopping, and restaurants. The location also gives this property potential for future commercial use.

Key facts

• Remodeled interior
• Hvac replaced
• Updated flooring

Tags

• UPDATED FLOORING
• REMODELED INTERIOR
• ROOF REPLACED
• HVAC REPLACED
• CLOSE TO DOODLE TRAIL
• CLOSE TO DOWNTOWN EASLEY

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached 2-car garage; Gravel driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup
• Home design: Single-story home; Built around 1952; Outbuilding for storage; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Deck; Front porch; Wrap-around porch; Level lot

Interior

• Kitchen: Kitchen (14 x 9); Refrigerator; Electric range (stand-alone); Range hood
• Bedrooms: Primary bedroom on main level (14 x 11); Second bedroom (13 x 12); Third bedroom (9 x 11)
• Flooring: Ceramic tile; Luxury vinyl tile/plank
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating with heat pump; Central forced cooling (electric)
• Interior features: Ceiling fans; Smooth ceilings; Smoke detector; Garden tub; Laminate countertops; Ceramic tile countertops; Pantry closet; Window treatments remain
• Laundry & utility: Laundry on 1st floor; Washer connection; Stackable-capable space; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-54 ($-644/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (29.2% below list).
• Recommended offer: $149k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Arial — 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 63/100 on livability (#173 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Mckissick Academy of Science And Technology (math 30% / reading 33%, grade F, #383 of 597 statewide, top 64%, 503 students, 100% FRL); Richard H. Gettys Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 1,284 students, 74% FRL); Easley High (math 47% / reading 83%, grade B, #85 of 196 statewide, top 45%, 1,904 students, 65% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.7%/yr); 231 active listings in the ZIP; 1,440 units permitted in Pickens County in 2024 (245 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.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $94k; list at $210k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $148,655 (29.2% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $220,352
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Arial St	0.25mi	2/2.0	1,265 (+1%)	13mo	$202,000	$160	72
136 Cobb St	0.37mi	2/2.0	1,208 (-4%)	18mo	$212,500	$176	58
148 Mcgaha Rd	0.38mi	2/1.0	1,305 (+4%)	23mo	$280,000	$215	56
109 Pace St	0.67mi	3/1.0 (+1)	1,190 (-5%)	2mo	$199,900	$168	54
234 Oakwood Dr	0.47mi	3/2.0 (+1)	1,360 (+9%)	14mo	$284,900	$209	43
152 Rutledge St	0.72mi	3/1.5 (+1)	1,215 (-3%)	17mo	$199,000	$164	40
231 Mountain Crest Dr	0.70mi	3/2.0 (+1)	1,400 (+12%)	12mo	$249,000	$178	28

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-33,412
• Equity at exit: $31,297

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-16,043
• Equity at exit: $18,148

Cash invested: $58,772 (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: 231
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-54

Break-even live

Break-even rent $1,554

Max offer price $200,423

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $6	+0% $-54	+5% $-113	+10% $-172
Rent	-10% $-171	-5% $-112	+0% $-54	+5% $5	+10% $64
Rate	-1.0pp $52	-0.5pp $0	base $-54	+0.5pp $-108	+1.0pp $-163

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $209,900 Active 33 DOM
2. 2026-06-18
   days on market $209,900 Active 30 DOM
3. 2026-06-17
   days on market $209,900 Active 29 DOM
4. 2026-06-16
   days on market $209,900 Active 28 DOM
5. 2026-06-15
   days on market $209,900 Active 27 DOM
6. 2026-06-13
   days on market $209,900 Active 25 DOM
7. 2026-06-10
   days on market $209,900 Active 22 DOM
8. 2026-06-09
   days on market $209,900 Active 21 DOM
9. 2026-06-08
   days on market $209,900 Active 20 DOM
10. 2026-06-07
    days on market $209,900 Active 19 DOM
11. 2026-06-05
    days on market $209,900 Active 16 DOM
12. 2026-06-03
    days on market $209,900 Active 15 DOM
13. 2026-06-03
    pricedays on market $209,900 Active 14 DOM
14. 2026-06-01
    days on market $214,900 Active 13 DOM
15. 2026-05-31
    days on market $214,900 Active 12 DOM
16. 2026-05-19
    historical
17. 2026-05-19
    listed $214,900 Active
18. 2026-03-29
    listed $245,000 Active
19. 2021-12-09
    soldstatus $94,000

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$719/yr (+$60/mo · 150.4%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,839
• − Mortgage interest: −$11,758
• − Property taxes: −$478
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$6,106
• Taxable loss: −$4,407
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $414/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 — Arial

• Score: 63/100
• State rank: #173
• US rank: #15518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arial, SC
• County: Pickens County · 102,825 people
• 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

+128.6% since first listed

4 events — show timeline

• 2026-05-19 Listed $214,900 Greater Greenville MLS
• 2026-05-19 Listing Removed — Greater Greenville MLS
• 2026-03-29 Listed $245,000 Greater Greenville MLS
• 2021-12-09 Sold (Public Records) $94,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $478 · +5.8% YoY. Source: county tax records.