25 New Dunham Bridge Rd #1 · Welcome, SC 29611

$265,490

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 216 Days on market

Built 2025 Est $214k · 24% over

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Why this score? — see what drove the F 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 +10.9/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Move-In Ready! The Juniper floor plan by McGuinn Homes offers 1,100 square feet of thoughtfully designed living space. This charming layout includes 3 bedrooms and 2 bathrooms, with the convenience of a one-car garage. The open-concept main living area creates a seamless flow, enhancing the sense of space. The gourmet kitchen is a standout, featuring elegant granite countertops and a breakfast bar for casual dining. Located at the back of the home, the master suite serves as a tranquil retreat, complete with a spacious walk-in closet for added convenience.

Key facts

• Master suite
• Walk-in closet
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• MASTER SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $265,490

Exterior

• Parking: 1 parking space (1 garage space)
• Home design: Condominium/Unit at 25 New Dunham Bridge Rd #1, Greenville, SC; Active listing
• Exterior features: Living area approximately 1100

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Juniper B plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (18.1% below list).
• Recommended offer: $217k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#5 in SC, #1,321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, schools D-.
• 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.
• Market conditions: Rents rising (+1.7%/yr); 278 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,174/mo this rent would consume 51% of the median local household income ($52k/yr) (locally 1754% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 216 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $217,367 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $214,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Mona Way	0.61mi	3/2.0	1,032 (-6%)	1mo	$186,500	$181	60
10 Mona Way	0.54mi	3/2.0	1,152 (+5%)	19mo	$212,500	$184	51
14 Theodore Cir	0.75mi	3/1.5	1,053 (-4%)	9mo	$211,000	$200	48
15 Theodore Cir	0.74mi	3/1.5	1,053 (-4%)	21mo	$249,900	$237	39
17 Cole Rd	0.44mi	3/1.0	1,237 (+12%)	23mo	$241,000	$195	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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-53,238
• Equity at exit: $39,585

10-year hold

• IRR: -17.4%
• Equity multiple: 0.10×
• Total profit: $-66,920
• Equity at exit: $22,955

Cash invested: $74,337 (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 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 278
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,982/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-118

Break-even live

Break-even rent $2,322

Max offer price $248,483

Occupancy floor —

Sensitivity live

Price	-10% $66	-5% $-26	+0% $-118	+5% $-209	+10% $-301
Rent	-10% $-289	-5% $-203	+0% $-118	+5% $-32	+10% $54
Rate	-1.0pp $16	-0.5pp $-50	base $-118	+0.5pp $-186	+1.0pp $-256

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: $66,372
• Closing costs: $7,965
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 S Welcome Rd Greenville, SC	3.0	2.0	1400	$2,800	$2.00	3d	1	0.07mi
15 Best Dr Greenville, SC	3.0	1.5	1020	$1,125	$1.10	20d	1	0.25mi
12 Templewood Dr Greenville, SC	3.0	1.0	1200	$1,795	$1.50	24d	1	0.73mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	15d	1	0.79mi
3 Lynhurst Dr Greenville, SC	3.0	1.5	1177	$2,500	$2.12	15d	1	0.80mi
44 4th Ave Greenville, SC	3.0	2.0	1350	$1,975	$1.46	24d	1	1.49mi

Listing history 7 events

1. 2026-06-09
   days on market $265,490 Active 216 DOM
2. 2026-06-08
   days on market $265,490 Active 215 DOM
3. 2026-06-07
   days on market $265,490 Active 214 DOM
4. 2026-06-03
   days on market $265,490 Active 210 DOM
5. 2026-06-03
   days on market $265,490 Active 209 DOM
6. 2026-06-01
   days on market $265,490 Active 208 DOM
7. 2026-05-31
   days on market $265,490 Active 207 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 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: $26,084
• − Mortgage interest: −$14,872
• − Property taxes: −$3,982
• − Insurance: −$1,327
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$7,723
• Taxable loss: −$5,994
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $28/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 — Welcome

• Score: 81/100
• State rank: #5
• US rank: #1321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welcome, SC
• County: Greenville County · 573,815 people
• City population: 33,387
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1754.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• 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