110 Joseph Rd · Ninety Six, SC 29666

$174,000

3 bd · 1.0 ba · 1,284 sqft · Other public records · 150 Days on market

Built 1960 1,284 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

Key facts

• Updated appliances
• Modern kitchen
• Remodeled home

Tags

• REMODELED HOME
• OPEN-CONCEPT LIVING AREA
• MODERN KITCHEN
• UPDATED APPLIANCES
• NEW HVAC SYSTEM

Property features AI

Exterior

• Utilities: Natural gas available; Septic tank
• Home design: Single family detached residence; Residential property
• Construction: Vinyl siding
• Exterior features: Level lot; Shed(s)

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: Electric water heater; Vinyl flooring; Central air; Electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $174k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.5% in Ninety Six — 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 (#51 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, amenities F.
• Greenwood 52 (rural): math 46% / reading 54% proficiency, ranked #8 of 80 in SC (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ninety Six Primary (349 students, 65% FRL); Edgewood Middle (math 35% / reading 45%, grade F, #78 of 229 statewide, top 35%, 336 students, 64% FRL); Ninety Six High (math 32% / reading 87%, grade C+, #110 of 196 statewide, top 58%, 474 students, 59% FRL) — zoned schools average 63% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; 193 units permitted in Greenwood County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Greenwood County population projected to shrink 8% 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 7.2

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,914
• Equity at exit: $25,944

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $46,763
• Equity at exit: $15,044

Cash invested: $48,720 (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 29666

• Active inventory: 105
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $521

Break-even live

Break-even rent $1,348

Max offer price $174,000

Occupancy floor 69%

Sensitivity live

Price	-10% $619	-5% $570	+0% $521	+5% $471	+10% $422
Rent	-10% $362	-5% $441	+0% $521	+5% $600	+10% $679
Rate	-1.0pp $608	-0.5pp $565	base $521	+0.5pp $476	+1.0pp $430

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-01
   status Pending
2. 2026-03-11
   price $174,000
3. 2026-01-12
   price $175,000
4. 2025-12-02
   listed $180,000 Active
5. 2023-12-15
   soldstatus $160,500 Closed 552-char remark

   Show marketing remark (552 chars)

   Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

6. 2023-12-15
   soldstatus $160,500

   Show marketing remark (552 chars)

   Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

7. 2023-11-09
   historical Active Under Contract 552-char remark

   Show marketing remark (552 chars)

   Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

8. 2023-11-02
   status Active 552-char remark

   Show marketing remark (552 chars)

   Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

9. 2023-10-05
   historical Active Under Contract 552-char remark

   Show marketing remark (552 chars)

   Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

10. 2023-10-04
    listed $159,000 Active 552-char remark

    Show marketing remark (552 chars)

    Welcome to 110 Joseph Road- an incredible opportunity to own in the desirable town of Ninety Six! This 3-bedroom, 2-bathroom home offers 1,200 square feet living space, surrounded by the natural beauty of oak and pecan trees that provide both shade and a touch of tranquility. This home has undergone a complete renovation leaving no detail untouched. Enjoy the benefits of new flooring, fresh paint, updated fixtures, new HVAC, wiring and plumbing. Don't miss out on this one. Back on the market at no fault of the seller! Schedule your showing today!

11. 2021-05-07
    soldstatus $22,000 20-char remark

    Show marketing remark (20 chars)

    House for investors.

12. 2021-04-15
    listed $23,500 20-char remark

    Show marketing remark (20 chars)

    House for investors.

13. 2016-01-13
    soldstatus $16,000
14. 2016-01-13
    soldstatus $16,000
15. 2015-12-07
    listed $24,900
16. 2015-12-07
    listed $24,900
17. 2014-03-07
    soldstatus $5,700
18. 2014-03-07
    soldstatus $5,700
19. 2014-03-07
    soldstatus $5,700
20. 2013-12-05
    listed $6,000
21. 2013-12-05
    listed $6,000
22. 2013-12-05
    listed $6,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$34/yr (+$3/mo · 3.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,084
• − Mortgage interest: −$9,747
• − Property taxes: −$958
• − Insurance: −$870
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$5,062
• Taxable income: $3,594
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $5,386/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: Greenwood 52
• NCES district ID: 4502400
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $45,562
• Composite: 42.33/100
• National rank: #3255
• State rank: #8 of 80 in SC

Livability — Ninety Six

• Score: 71/100
• State rank: #51
• US rank: #6950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,751

Population outlook (Greenwood County) Hauer SSP2

• Today (2025): 69,627 people
• By 2030: 68,905 · -1.0%
• By 2040: 66,640 · -4.3%
• By 2050: 63,768 · -8.4%
• By 2075: 55,769 · -19.9%
• By 2100: 47,293 · -32.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greenwood

• 2024 margin: Strong R (+29.0) · D 34.9% · R 63.8% · Other 1.3%
• 2008→2024 swing: -13.3pp toward R · 2008: -15.7pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+22.8 2016: R+21.8 2012: R+15.4 2008: R+15.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.76%
• Current HPI: 159.4154
• 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

+2800.0% since first listed

22 events — show timeline

• 2026-05-01 Pending — GAOR
• 2026-03-11 Price Changed $174,000 GAOR
• 2026-01-12 Price Changed $175,000 GAOR
• 2025-12-02 Listed $180,000 GAOR
• 2023-12-15 Sold (Public Records) $160,500 Public Records
• 2023-12-15 Sold (MLS) $160,500 GAOR
• 2023-11-09 Contingent — GAOR
• 2023-11-02 Relisted — GAOR
• 2023-10-05 Contingent — GAOR
• 2023-10-04 Listed $159,000 GAOR
• 2021-05-07 Sold (MLS) $22,000 GAOR
• 2021-04-15 Listed $23,500 GAOR
• 2016-01-13 Sold (MLS) $16,000 GAOR
• 2016-01-13 Sold (MLS) $16,000 AMLS
• 2015-12-07 Listed $24,900 GAOR
• 2015-12-07 Listed $24,900 AMLS
• 2014-03-07 Sold (MLS) $5,700 Hive MLS
• 2014-03-07 Sold (MLS) $5,700 Hive MLS
• 2014-03-07 Sold (MLS) $5,700 AMLS
• 2013-12-05 Listed $6,000 Hive MLS
• 2013-12-05 Listed $6,000 Hive MLS
• 2013-12-05 Listed $6,000 AMLS

Property tax history

+11.3%/yr

Latest (2025): $958 · -67.8% YoY. Source: county tax records.