706 White Horse Rd · Gantt, SC 29605

$189,990

3 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 347 Days on market

Built 1950 8,712 sqft lot Est $260k · 27% under ↓ 30% since listing

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEWLY RENOVATED – A MUST SEE! This distinctive property, part of an estate sale, has been a cherished residence for over 50 years. With recent renovations completed, it’s ready for its next chapter. While it has long served as a single-family home, its zoning and unique layout offer excellent multi-use potential—ideal for buyers seeking versatility, whether for residential, live-work, or other uses (buyer to verify). Don’t let the modest exterior fool you—this home is deceptively spacious, with a layout that’s longer than it is wide, providing unexpected room and flexibility inside. Sold As-Is. This is truly a property that needs to be seen in person to

Key facts

• 8,712 sq ft lot
• Garage
• Listed 347 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/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 $186k (1.8% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.1% in Gantt — 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 69/100 on livability (#73 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: crime D+, amenities F, employment F.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert E. Cashion Elementary (math 39% / reading 37%, grade F, #308 of 597 statewide, top 52%, 899 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: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 1950 — 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. 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. 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?
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: 0.98% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $259,896
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Blossom Dr	0.32mi	4/2.0 (+1)	1,567 (-6%)	15mo	$177,500	$113	54
504 Mills Hill Way	0.24mi	4/2.5 (+1)	1,900 (+14%)	4mo	$282,000	$148	51
110 E Belvedere Rd	0.63mi	3/2.5	1,598 (-4%)	10mo	$250,000	$156	50
27 Havenhill Pl	0.33mi	4/2.5 (+1)	1,900 (+14%)	11mo	$299,000	$157	41
206 W Belvedere Rd	0.38mi	4/2.0 (+1)	1,464 (-12%)	18mo	$290,000	$198	38

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,041
• Equity at exit: $28,328

10-year hold

• IRR: 6.4%
• Equity multiple: 1.49×
• Total profit: $25,978
• Equity at exit: $16,427

Cash invested: $53,197 (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 29605

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$996
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $337

Break-even live

Break-even rent $1,438

Max offer price $189,990

Occupancy floor 77%

Sensitivity live

Price	-10% $445	-5% $391	+0% $337	+5% $283	+10% $229
Rent	-10% $190	-5% $263	+0% $337	+5% $411	+10% $484
Rate	-1.0pp $433	-0.5pp $385	base $337	+0.5pp $288	+1.0pp $238

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Harvest Hill Ln Greenville, SC	4.0	2.5	1900	$1,900	$1.00	12d	1	0.27mi
9 Alpha Dr Greenville, SC	3.0	2.0	1400	$1,756	$1.25	4d	1	0.35mi
608 S Fairfield Rd Greenville, SC	3.0	2.0	1399	$1,706	$1.22	24d	1	0.37mi
31 Foxhall Rd Greenville, SC	3.0	1.0	1088	$1,300	$1.19	24d	1	0.80mi
16 Mayflower Ave Greenville, SC	3.0	1.0	1150	$1,245	$1.08	24d	1	0.95mi
20 Eastview Dr Greenville, SC	3.0	2.0	1299	$1,600	$1.23	24d	1	1.39mi

Listing history 14 events

1. 2026-03-25
   status Pending
2. 2026-03-17
   historical Contingency Contract
3. 2026-01-18
   price $189,990
4. 2025-12-28
   price $199,990
5. 2025-11-04
   price $228,900
6. 2025-10-14
   price $238,900
7. 2025-09-28
   price $248,990
8. 2025-09-27
   status Active
9. 2025-09-16
   price $238,990
10. 2025-09-16
    historical
11. 2025-08-24
    price $204,990
12. 2025-07-23
    price $209,900
13. 2025-05-20
    price $249,900
14. 2025-03-31
    listed $269,900 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: $729 · $61/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: +$354/yr (+$29/mo · 48.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,379
• − Mortgage interest: −$10,642
• − Property taxes: −$729
• − Insurance: −$950
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$5,527
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $3,816/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: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Gantt

• Score: 69/100
• State rank: #73
• US rank: #8663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gantt, SC
• County: Greenville County · 573,815 people
• City population: 14,950
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

-29.6% since first listed

14 events — show timeline

• 2026-03-25 Pending — Greater Greenville MLS
• 2026-03-17 Contingent — Greater Greenville MLS
• 2026-01-18 Price Changed $189,990 Greater Greenville MLS
• 2025-12-28 Price Changed $199,990 Greater Greenville MLS
• 2025-11-04 Price Changed $228,900 Greater Greenville MLS
• 2025-10-14 Price Changed $238,900 Greater Greenville MLS
• 2025-09-28 Price Changed $248,990 Greater Greenville MLS
• 2025-09-27 Relisted — Greater Greenville MLS
• 2025-09-16 Price Changed $238,990 Greater Greenville MLS
• 2025-09-16 Listing Removed — Greater Greenville MLS
• 2025-08-24 Price Changed $204,990 Greater Greenville MLS
• 2025-07-23 Price Changed $209,900 Greater Greenville MLS
• 2025-05-20 Price Changed $249,900 Greater Greenville MLS
• 2025-03-31 Listed $269,900 Greater Greenville MLS

Property tax history

+1.5%/yr

Latest (2025): $729 · +10.4% YoY. Source: county tax records.