121 Welborn Cir · Easley, SC 29642

$144,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 35 Days on market

Built 1966 8,276 sqft lot ↓ 14% since listing

---

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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Schools +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Fixer-Upper with Lots of Potential: Nestled under canopy of a large, mature oak trees, this bungalow offers the perfect blend of small-town charm and a blank canvas for your own creative vision. The exterior features a durable metal roof and integrated carport that provides shaded parking or a protected space for outdoor projects. Highlights of the Home include hardwood flooring runs throughout the main living area and bedrooms, waiting to be buffed into a beautiful high-gloss finish. The bath was recently updated with white shower surround and a sleek gray vanity, giving you a functional head start on your renovations. Perfect for the DIY project or as an investment opportunity. H

Key facts

• Hardwood flooring
• Mature oak trees
• Metal roof

Tags

• MATURE OAK TREES
• METAL ROOF
• INTEGRATED CARPORT
• HARDWOOD FLOORING
• WHITE SHOWER SURROUND
• GRAY VANITY

Property features AI

Exterior

• Parking: Attached carport; 1-car garage
• Utilities: Public sewer; Water available; Sewer available
• Home design: Single-story home; Aluminum siding; Built over 50 years ago; Entry level: main
• Construction: Aluminum siding construction; Crawlspace foundation; Built over 50 years ago
• Exterior features: City lot; Not in a subdivision; Crawlspace foundation

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heating: see remarks
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $231 ($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 $144k (0.5% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Easley — 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 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities D, commute 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.
• Market conditions: Rents rising fast (+5.3%/yr); 315 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $95,940
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Welborn Cir	0.01mi	2/1.0	788 (+1%)	1mo	$96,668	$123	97
113 Welborn Cir	0.06mi	2/1.0	788 (+1%)	1mo	$96,668	$123	95
111 Welborn Cir	0.06mi	2/1.0	788 (+1%)	1mo	$96,668	$123	95
109 Welborn Cir	0.08mi	2/1.0	788 (+1%)	1mo	$96,668	$123	94
107 Welborn Cir	0.10mi	2/1.0	788 (+1%)	1mo	$96,668	$123	93
115 Welborn Cir	0.04mi	3/1.0 (+1)	788 (+1%)	1mo	$96,668	$123	91
114 Welborn Cir	0.05mi	2/1.0	884 (+13%)	1mo	$178,000	$201	75
702 W 5th Ave	0.57mi	2/1.0	834 (+7%)	9mo	$199,000	$239	55

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,366
• Equity at exit: $21,605

10-year hold

• IRR: 8.5%
• Equity multiple: 1.71×
• Total profit: $28,836
• Equity at exit: $12,528

Cash invested: $40,572 (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 29642

• Home prices YoY: -31.6%
• Rents YoY: 5.3%
• Active inventory: 315
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$760
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $231

Break-even live

Break-even rent $1,149

Max offer price $144,900

Occupancy floor 79%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 S 7th St Easley, SC	2.0	1.0	1116	$1,000	$0.90	3d	1	0.42mi
106 S 9th St Easley, SC	2.0	2.5	1100	$1,750	$1.59	24d	1	0.49mi
202 Walnut Hill Dr Unit C Easley, SC	2.0	2.0	900	$1,200	$1.33	24d	1	0.49mi
601 S 5th St Easley, SC	1.0–2.0	1.0–2.0	1232	$1,900	$1.54	3d	6	0.50mi
120 Atlantic Ave Easley, SC	2.0	1.0	800	$1,100	$1.38	3d	1	0.58mi
101 Pendleton Ct Unit A3 Easley, SC	2.0	1.5	1024	$1,250	$1.22	24d	1	0.69mi
215 Walnut Hill Dr Unit B Easley, SC	2.0	2.0	900	$1,200	$1.33	24d	1	0.74mi
200 Walnut Hill Dr Unit B Easley, SC	2.0	2.0	900	$1,200	$1.33	24d	1	0.75mi
110 Pearson Terrace Dr Easley, SC	1.0–3.0	1.0–2.0	1053	$1,090	$1.04	3d	1	0.79mi
100 Pebble Brook Ct Easley, SC	2.0–3.0	2.0	999	$1,235	$1.24	3d	1	0.86mi
102 Russell St #101 Easley, SC	2.0	2.0	1050	$1,299	$1.24	24d	1	0.99mi
209 Springfield Cir Unit A Easley, SC	3.0	2.0	1100	$1,475	$1.34	24d	1	1.21mi
300 Duvall St Easley, SC	2.0–3.0	1.0–2.0	1089	$1,368	$1.26	24d	1	1.22mi

Listing history 16 events

1. 2026-06-18
   days on market $144,900 Active 35 DOM
2. 2026-06-17
   days on market $144,900 Active 34 DOM
3. 2026-06-16
   days on market $144,900 Active 33 DOM
4. 2026-06-15
   days on market $144,900 Active 32 DOM
5. 2026-06-13
   days on market $144,900 Active 30 DOM
6. 2026-06-10
   days on market $144,900 Active 27 DOM
7. 2026-06-09
   days on market $144,900 Active 26 DOM
8. 2026-06-08
   days on market $144,900 Active 25 DOM
9. 2026-06-07
   pricedays on market $144,900 Active 24 DOM
10. 2026-06-05
    days on market $149,900 Active 21 DOM
11. 2026-06-03
    days on market $149,900 Active 20 DOM
12. 2026-06-03
    days on market $149,900 Active 19 DOM
13. 2026-06-01
    days on market $149,900 Active 18 DOM
14. 2026-05-31
    days on market $149,900 Active 17 DOM
15. 2026-05-14
    listed $149,900 Active
16. 2000-03-22
    soldstatus $175,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,297
• − Mortgage interest: −$8,117
• − Property taxes: −$1,045
• − Insurance: −$724
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,215
• Taxable income: $428
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,674/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 — Easley

• Score: 71/100
• State rank: #47
• US rank: #6783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easley, SC
• County: Pickens County · 102,825 people
• City population: 69,994
• Metro: Greenville-Anderson, SC
• Population (ZIP): 36,852
• Household income: $78,221
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 915.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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: ▼ -103.03%
• Current HPI: 222.4976
• Rent YoY: ▲ 5.30%
• 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

-14.3% since first listed

2 events — show timeline

• 2026-05-14 Listed $149,900 WUMLS
• 2000-03-22 Sold (Public Records) $175,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,045 · +39.4% YoY. Source: county tax records.