221 Welborn Rd · Pickens, SC 29671

$135,000

3 bd · 2.0 ba · 1,489 sqft · Manufactured public records · 33 Days on market

Built 2003 1.02 ac lot Est $222k · 39% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

Key facts

• Large back deck
• Private driveway
• Desirable area

Tags

• PRIVATE DRIVEWAY
• LARGE BACK DECK
• DESIRABLE AREA

Property features AI

Finance

• Other: Property requires residential property discovery
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Gravel driveway; Easement access
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story residential home; Built in 2003; Crawl space foundation; Vinyl siding; Composition shingle roof
• Construction: Built in 2003; Vinyl siding exterior; Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Some storm doors; Level to gently sloped lot with some trees

Interior

• Kitchen: Kitchen approx. 21 x 14; Refrigerator; Stand-alone electric range
• Bedrooms: Four bedrooms on the main level; Primary bedroom with full bath, separate shower, garden tub, and walk-in closet (approx. 25 x 12); Second bedroom approx. 12 x 10; Third bedroom approx. 11 x 11; Fourth bedroom approx. 12 x 12
• Flooring: Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level); Primary bath includes separate shower and garden tub
• Heating & cooling: Heat pump heating; Central forced cooling; Heat pump cooling
• Interior features: Cable available; Smoke detector; Garden tub; Walk-in closet; Split floor plan; Laminate countertops
• Laundry & utility: Laundry room with walk-in space; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (0.1% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 1.8% in Pickens — 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 74/100 on livability (#33 in SC, #4,762 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D, commute F, employment 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: Pickens Elementary (math 34% / reading 36%, grade F, #339 of 597 statewide, top 57%, 498 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 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 $933 of loan paydown is wiped out by about $4k 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 ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $135k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $221,861
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Welborn Rd	0.00mi	4/2.0 (+1)	1,489 (0%)	0mo	$135,000	$91	95
241 Tabor Woods Rd	0.73mi	3/2.0	1,680 (+13%)	11mo	$250,000	$149	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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,854
• Equity at exit: $20,129

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $17,516
• Equity at exit: $11,672

Cash invested: $37,800 (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 29671

• Home prices YoY: -11.8%
• Active inventory: 173
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $268

Break-even live

Break-even rent $1,009

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-17
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

2. 2026-05-17
   status Pending

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

3. 2026-05-07
   price $135,000

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

4. 2026-05-07
   price $135,000 997-char remark

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

5. 2026-04-27
   price $140,000
6. 2026-04-26
   price $140,000 997-char remark

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

7. 2026-04-14
   listed $150,000 Active 997-char remark

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

8. 2026-04-14
   listed $150,000 Active

   Show marketing remark (997 chars)

   Opportunity is knocking in the heart of Pickens—this one is for investors and visionaries ready to bring a property back to life. Situated on just over an acre, this 4-bedroom home offers a private setting with beautiful pasture views, a long driveway, and a spacious back deck with tons of potential. Inside, the home is in need of repairs and updates, making it a great candidate for a flip, rental, or value-add project. If you’ve been looking for your next investment opportunity in a desirable area, this one is worth a look. Please note: The photos have been virtually edited to remove the seller’s personal items from the home and yard. The seller will also pay to have the home and yard emptied at closing, making it even easier to get started on your renovation. Priced with condition in mind, this property is not FHA eligible and is best suited for cash or conventional buyers. Don’t miss your chance to unlock the potential and turn this into something special.

9. 2016-03-03
   soldstatus $73,593 Sold
10. 2016-01-28
    status Pending
11. 2016-01-14
    listed $69,900 Active
12. 1998-10-26
    soldstatus $25,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$373/yr (+$31/mo · 94.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,184
• − Mortgage interest: −$7,562
• − Property taxes: −$396
• − Insurance: −$675
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,927
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,971/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 — Pickens

• Score: 74/100
• State rank: #33
• US rank: #4762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,210

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -41.29%
• Current HPI: 307.8618
• 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

+440.0% since first listed

12 events — show timeline

• 2026-05-17 Pending — WUMLS
• 2026-05-17 Pending — Greater Greenville MLS
• 2026-05-07 Price Changed $135,000 Greater Greenville MLS
• 2026-05-07 Price Changed $135,000 WUMLS
• 2026-04-27 Price Changed $140,000 Greater Greenville MLS
• 2026-04-26 Price Changed $140,000 WUMLS
• 2026-04-14 Listed $150,000 Greater Greenville MLS
• 2026-04-14 Listed $150,000 WUMLS
• 2016-03-03 Sold (MLS) $73,593 Greater Greenville MLS
• 2016-01-28 Pending — Greater Greenville MLS
• 2016-01-14 Listed $69,900 Greater Greenville MLS
• 1998-10-26 Sold (Public Records) $25,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $396 · +5.7% YoY. Source: county tax records.