3 Hollywood Dr · Welcome, SC 29611

$139,900

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records · 28 Days on market

Built 1965 0.25 ac lot Est $248k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 1.5 bath property is being sold As-Is, Where-Is, no repairs and no warranties. It is truly the property for the investor looking to fix and flip or fix and add to his/her rental inventory, or even for DIY homeowners who want to get in there and put in their elbow grease to a property they will be proud to call their own for years to come! This one needs to be renovated, and anything worth having is worth working for, so if you are ready to get a deal on a house with tremendous potential, give a call today and we will get you scheduled to see it! This house has a single carport, is on a nice corner lot, has a good bit of space, some hardwood floors that would look amazing ref

Key facts

• Single carport
• Corner lot
• Hardwood floors

Tags

• SINGLE CARPORT
• CORNER LOT
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached parking; Carport; Paved driveway; 1-car garage
• Utilities: Public water; Cable available
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Corner, level lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Porch
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.5% in Welcome — 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 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 14d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,030/mo this rent would consume 47% 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.45% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $248,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Junction Ct	0.16mi	4/2.0 (+1)	1,500 (+11%)	6mo	$182,250	$122	62
102 Backwater Way	0.46mi	3/2.0	1,443 (+7%)	7mo	$309,000	$214	59
10 Mona Way	0.27mi	3/2.0	1,152 (-15%)	19mo	$212,500	$184	45
107 Stevenson Ln	0.66mi	3/2.0	1,276 (-6%)	16mo	$240,000	$188	45
101 Riley Rd	0.66mi	3/2.0	1,500 (+11%)	20mo	$182,000	$121	32

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $12,228
• Equity at exit: $20,860

10-year hold

• IRR: 16.2%
• Equity multiple: 2.24×
• Total profit: $48,754
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$734
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $588

Break-even live

Break-even rent $1,286

Max offer price $139,900

Occupancy floor 66%

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: $34,975
• Closing costs: $4,197
• 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	2d	1	0.88mi
15 Best Dr Greenville, SC	3.0	1.5	1020	$1,125	$1.10	19d	1	1.01mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	14d	1	1.28mi
12 Templewood Dr Greenville, SC	3.0	1.0	1200	$1,795	$1.50	23d	1	1.36mi
904 Staunton Bridge Rd Greenville, SC	3.0	2.0	1280	$1,695	$1.32	11d	1	1.40mi
3 Lynhurst Dr Greenville, SC	3.0	1.5	1177	$2,500	$2.12	14d	1	1.44mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $139,900 Pending 28 DOM
2. 2026-06-10
   days on market $139,900 Active 26 DOM
3. 2026-06-09
   days on market $139,900 Active 25 DOM
4. 2026-06-08
   days on market $139,900 Active 24 DOM
5. 2026-06-07
   days on market $139,900 Active 23 DOM
6. 2026-06-03
   days on market $139,900 Active 19 DOM
7. 2026-06-03
   days on market $139,900 Active 18 DOM
8. 2026-06-01
   days on market $139,900 Active 17 DOM
9. 2026-05-31
   days on market $139,900 Active 16 DOM
10. 2026-04-22
    status Pending
11. 2026-04-08
    listed $139,900 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: $2,691 · $224/mo
• Projected year-2 tax: $2,691 · $224/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $24,360
• − Mortgage interest: −$7,837
• − Property taxes: −$2,691
• − Insurance: −$700
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$4,070
• Taxable income: $5,165
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $5,810/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

Price history

2 events — show timeline

• 2026-04-22 Pending — SPMLS
• 2026-04-08 Listed $139,900 SPMLS

Property tax history

+0.6%/yr

Latest (2025): $2,691 · +3.5% YoY. Source: county tax records.