105 Bellcrest Dr · Coronaca, SC 29649

$133,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 28 Days on market

Built 1998 0.93 ac lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seconds from lake greenwood!!!Excellent opportunity to own a 4 bedroom 2 bath renovated home. Almost an acre of land (3 lots)with easy access off all Old Laurens Road with two driveways to hold all your boats and toys. Lots of upgrades to include newer luxury vinyl plank floors (2021), new toilet in master bath(2023), new toilet main (2022) main bath, most of the plumbing is updated, new double stainless steel kitchen sink and tap, new counter and bottom kitchen oak cabinets (2022), flat top oven and fridge (2021), freshly painted inside including ceilings, newly painted outside with vinyl siding accent details, newer wood deck front(2021), new wood back steps(2023), Wall removed to make a large open concept in the living room/dining and kitchen area. Deep drill well pump, and septic. . Come and get this great little gem seconds from the lake(see Ariel view in pics) before it goes price to sell, as is.

Key facts

• Private well
• Private septic
• Harris landing

Tags

• PRIVATE WELL
• PRIVATE SEPTIC
• RIGHT BESIDE LAKE GREENWOOD
• HARRIS LANDING
• ONE STOP MARINA

Property features AI

Exterior

• Home design: Single family detached residence
• Construction: Vinyl siding; Metal roof
• Exterior features: Chain link fencing; Level lot; Wooded lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Microwave; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $132k (1.1% below list).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.8% in Coronaca — 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 42/100 on livability (#387 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Greenwood 50 (town): math 31% / reading 39% proficiency, ranked #43 of 80 in SC (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 253 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 $920 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $65k; list at $133k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,005 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.4

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-13,882
• Equity at exit: $19,831

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,158
• Equity at exit: $11,499

Cash invested: $37,240 (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 29649

• Active inventory: 253
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,995/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $120

Break-even live

Break-even rent $1,163

Max offer price $133,000

Occupancy floor 86%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $133,000 Active 28 DOM
2. 2026-06-18
   days on market $133,000 Active 27 DOM
3. 2026-06-17
   days on market $133,000 Active 26 DOM
4. 2026-06-16
   days on market $133,000 Active 25 DOM
5. 2026-06-15
   days on market $133,000 Active 24 DOM
6. 2026-06-14
   days on market $133,000 Active 22 DOM
7. 2026-06-12
   days on market $133,000 Active 21 DOM
8. 2026-06-09
   days on market $133,000 Active 18 DOM
9. 2026-06-08
   days on market $133,000 Active 17 DOM
10. 2026-06-07
    days on market $133,000 Active 16 DOM
11. 2026-06-07
    days on market $133,000 Active 15 DOM
12. 2026-06-03
    days on market $133,000 Active 12 DOM
13. 2026-06-02
    days on market $133,000 Active 11 DOM
14. 2026-06-01
    days on market $133,000 Active 10 DOM
15. 2026-05-31
    days on market $133,000 Active 9 DOM
16. 2026-05-30
    days on market $133,000 Active 8 DOM
17. 2026-05-22
    listed $133,000 Active
18. 2023-12-14
    soldstatus $65,000 Closed 915-char remark

    Show marketing remark (915 chars)

    Seconds from lake greenwood!!!Excellent opportunity to own a 4 bedroom 2 bath renovated home. Almost an acre of land (3 lots)with easy access off all Old Laurens Road with two driveways to hold all your boats and toys. Lots of upgrades to include newer luxury vinyl plank floors (2021), new toilet in master bath(2023), new toilet main (2022) main bath, most of the plumbing is updated, new double stainless steel kitchen sink and tap, new counter and bottom kitchen oak cabinets (2022), flat top oven and fridge (2021), freshly painted inside including ceilings, newly painted outside with vinyl siding accent details, newer wood deck front(2021), new wood back steps(2023), Wall removed to make a large open concept in the living room/dining and kitchen area. Deep drill well pump, and septic. . Come and get this great little gem seconds from the lake(see Ariel view in pics) before it goes price to sell, as is.

19. 2023-12-14
    soldstatus $65,000

    Show marketing remark (915 chars)

    Seconds from lake greenwood!!!Excellent opportunity to own a 4 bedroom 2 bath renovated home. Almost an acre of land (3 lots)with easy access off all Old Laurens Road with two driveways to hold all your boats and toys. Lots of upgrades to include newer luxury vinyl plank floors (2021), new toilet in master bath(2023), new toilet main (2022) main bath, most of the plumbing is updated, new double stainless steel kitchen sink and tap, new counter and bottom kitchen oak cabinets (2022), flat top oven and fridge (2021), freshly painted inside including ceilings, newly painted outside with vinyl siding accent details, newer wood deck front(2021), new wood back steps(2023), Wall removed to make a large open concept in the living room/dining and kitchen area. Deep drill well pump, and septic. . Come and get this great little gem seconds from the lake(see Ariel view in pics) before it goes price to sell, as is.

20. 2023-11-26
    historical Active Under Contract 915-char remark

    Show marketing remark (915 chars)

    Seconds from lake greenwood!!!Excellent opportunity to own a 4 bedroom 2 bath renovated home. Almost an acre of land (3 lots)with easy access off all Old Laurens Road with two driveways to hold all your boats and toys. Lots of upgrades to include newer luxury vinyl plank floors (2021), new toilet in master bath(2023), new toilet main (2022) main bath, most of the plumbing is updated, new double stainless steel kitchen sink and tap, new counter and bottom kitchen oak cabinets (2022), flat top oven and fridge (2021), freshly painted inside including ceilings, newly painted outside with vinyl siding accent details, newer wood deck front(2021), new wood back steps(2023), Wall removed to make a large open concept in the living room/dining and kitchen area. Deep drill well pump, and septic. . Come and get this great little gem seconds from the lake(see Ariel view in pics) before it goes price to sell, as is.

21. 2023-10-18
    price $85,000 915-char remark

    Show marketing remark (915 chars)

    Seconds from lake greenwood!!!Excellent opportunity to own a 4 bedroom 2 bath renovated home. Almost an acre of land (3 lots)with easy access off all Old Laurens Road with two driveways to hold all your boats and toys. Lots of upgrades to include newer luxury vinyl plank floors (2021), new toilet in master bath(2023), new toilet main (2022) main bath, most of the plumbing is updated, new double stainless steel kitchen sink and tap, new counter and bottom kitchen oak cabinets (2022), flat top oven and fridge (2021), freshly painted inside including ceilings, newly painted outside with vinyl siding accent details, newer wood deck front(2021), new wood back steps(2023), Wall removed to make a large open concept in the living room/dining and kitchen area. Deep drill well pump, and septic. . Come and get this great little gem seconds from the lake(see Ariel view in pics) before it goes price to sell, as is.

22. 2023-09-12
    listed $118,000 Active 915-char remark

    Show marketing remark (915 chars)

    Seconds from lake greenwood!!!Excellent opportunity to own a 4 bedroom 2 bath renovated home. Almost an acre of land (3 lots)with easy access off all Old Laurens Road with two driveways to hold all your boats and toys. Lots of upgrades to include newer luxury vinyl plank floors (2021), new toilet in master bath(2023), new toilet main (2022) main bath, most of the plumbing is updated, new double stainless steel kitchen sink and tap, new counter and bottom kitchen oak cabinets (2022), flat top oven and fridge (2021), freshly painted inside including ceilings, newly painted outside with vinyl siding accent details, newer wood deck front(2021), new wood back steps(2023), Wall removed to make a large open concept in the living room/dining and kitchen area. Deep drill well pump, and septic. . Come and get this great little gem seconds from the lake(see Ariel view in pics) before it goes price to sell, as is.

23. 2023-09-06
    price $118,000
24. 2023-08-14
    price $145,000
25. 2023-08-05
    price $165,900
26. 2020-04-27
    soldstatus $15,900
27. 2020-03-20
    listed $19,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,786
• − Mortgage interest: −$7,450
• − Property taxes: −$1,995
• − Insurance: −$665
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,869
• Taxable loss: −$719
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $1,614/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 50
• NCES district ID: 4502340
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $37,663
• Composite: 29.14/100
• National rank: #6585
• State rank: #43 of 80 in SC

Livability — Coronaca

• Score: 42/100
• State rank: #387
• US rank: #27009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenwood County · 26,275 people
• Metro: Greenwood, SC
• Population (ZIP): 26,275
• Household income: $54,585
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 566.0

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 (65%)
• Race & ethnicity: White 65% Black 25% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 3% Italian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -128.00%
• Current HPI: 167.9262
• Rent YoY: —
• Metro: Greenwood, 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

+568.3% since first listed

11 events — show timeline

• 2026-05-22 Listed $133,000 GAOR
• 2023-12-14 Sold (Public Records) $65,000 Public Records
• 2023-12-14 Sold (MLS) $65,000 GAOR
• 2023-11-26 Contingent — GAOR
• 2023-10-18 Price Changed $85,000 GAOR
• 2023-09-12 Listed $118,000 GAOR
• 2023-09-06 Price Changed $118,000 GAOR
• 2023-08-14 Price Changed $145,000 GAOR
• 2023-08-05 Price Changed $165,900 GAOR
• 2020-04-27 Sold (MLS) $15,900 GAOR
• 2020-03-20 Listed $19,900 GAOR

Property tax history

-3.0%/yr

Latest (2025): $109 · +0.0% YoY. Source: county tax records.