103 Colson St · Greenwood, SC 29649

$167,900

3 bd · 1.5 ba · 1,269 sqft · Other public records · 132 Days on market

Built 1983 1,269 sqft lot ↓ 39% 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

Key facts

• Brick bungalow
• Remodeled
• New flooring

Tags

• BRICK BUNGALOW
• REMODELED
• UPDATED BATHROOMS
• NEW FLOORING
• GAS HVAC
• NEW HW HEATER

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; One-story
• Construction: Brick construction; Composition roof
• Exterior features: Chain link fencing; Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom and 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Refrigerator; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $168k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.6% in Greenwood — 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 63/100 on livability (#167 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, schools F, crime 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).
• This rent runs 42% of the median local income ($55k/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 $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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $147,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.3

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,855
• Equity at exit: $25,034

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $9,705
• Equity at exit: $14,517

Cash invested: $47,012 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$315 /mo · $3,782/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $240

Break-even live

Break-even rent $1,602

Max offer price $167,900

Occupancy floor 82%

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $167,900 Active 132 DOM
2. 2026-06-18
   days on market $167,900 Active 131 DOM
3. 2026-06-17
   days on market $167,900 Active 130 DOM
4. 2026-06-16
   days on market $167,900 Active 129 DOM
5. 2026-06-15
   days on market $167,900 Active 128 DOM
6. 2026-06-14
   days on market $167,900 Active 126 DOM
7. 2026-06-12
   days on market $167,900 Active 125 DOM
8. 2026-06-09
   days on market $167,900 Active 122 DOM
9. 2026-06-08
   days on market $167,900 Active 121 DOM
10. 2026-06-07
    days on market $167,900 Active 120 DOM
11. 2026-06-07
    days on market $167,900 Active 119 DOM
12. 2026-06-03
    days on market $167,900 Active 116 DOM
13. 2026-06-02
    days on market $167,900 Active 115 DOM
14. 2026-06-01
    days on market $167,900 Active 114 DOM
15. 2026-05-31
    days on market $167,900 Active 113 DOM
16. 2026-05-30
    days on market $167,900 Active 112 DOM
17. 2026-05-19
    price $167,900
18. 2026-04-17
    price $172,000
19. 2026-02-07
    listed $189,000 Active
20. 2024-02-06
    soldstatus $190,000 Closed 1457-char remark

    Show marketing remark (1457 chars)

    Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

21. 2023-12-13
    historical Active Under Contract 1457-char remark

    Show marketing remark (1457 chars)

    Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

22. 2023-12-13
    price $210,000 1457-char remark

    Show marketing remark (1457 chars)

    Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

23. 2023-12-06
    soldstatus $260,000 Closed 542-char remark

    Show marketing remark (542 chars)

    Welcome to 103 Claussen Drive! This like-new home is move in ready and waiting. The living area is large and spacious, and with the dining area combined, it is perfect for entertaining. The kitchen boasts beautiful granite countertops and plenty of cabinet space. At the top of the stairs, there is a nice loft area perfect for a home office or play space. Enjoy the large, fenced backyard for cookouts and play time. A perfect place for making those treasured memories with friends and family. Schedule a showing to view all it has to offer.

24. 2023-12-02
    status Active 1457-char remark

    Show marketing remark (1457 chars)

    Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

25. 2023-11-08
    historical 1457-char remark

    Show marketing remark (1457 chars)

    Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

26. 2023-11-03
    historical Active Under Contract 542-char remark

    Show marketing remark (542 chars)

    Welcome to 103 Claussen Drive! This like-new home is move in ready and waiting. The living area is large and spacious, and with the dining area combined, it is perfect for entertaining. The kitchen boasts beautiful granite countertops and plenty of cabinet space. At the top of the stairs, there is a nice loft area perfect for a home office or play space. Enjoy the large, fenced backyard for cookouts and play time. A perfect place for making those treasured memories with friends and family. Schedule a showing to view all it has to offer.

27. 2023-11-01
    listed $180,000 Active 1457-char remark

    Show marketing remark (1457 chars)

    Are you in search of a serene, spacious, and charming 3-bedroom, 2-bath brick ranch nestled in the heart of Callison Estates on a corner lot? Look no further! This hidden gem offers a spectacular 3.42-acre lot with ample room to roam, beautiful cleared grounds, and the convenience of well and septic systems. Unparalleled Space & Serenity Imagine the possibilities that come with owning this slice of paradise. This property provides you with the space and freedom to create your own oasis. Whether you dream of a lush garden, a private playground for the kids, or a peaceful escape from the hustle and bustle, this lot can accommodate all your desires. It's the ideal canvas to create your forever home. The layout is designed for easy living, making it perfect for families and those who appreciate the convenience of one-level living. With a dependable well and septic system already in place, you can rest easy knowing that essential utilities are readily available, giving you the independence and sustainability you desire. This is a rare opportunity to own a prime piece of real estate in Callison Estates, and the seller is ready to entertain all reasonable offers. Inherited from a loved one, the seller's health issues make maintaining two properties a challenge, making this the perfect time to strike a deal. Don't let this incredible opportunity pass you by. Call today, and let's make your dream of living in Callison Estates a reality.

28. 2023-10-28
    price $273,500 542-char remark

    Show marketing remark (542 chars)

    Welcome to 103 Claussen Drive! This like-new home is move in ready and waiting. The living area is large and spacious, and with the dining area combined, it is perfect for entertaining. The kitchen boasts beautiful granite countertops and plenty of cabinet space. At the top of the stairs, there is a nice loft area perfect for a home office or play space. Enjoy the large, fenced backyard for cookouts and play time. A perfect place for making those treasured memories with friends and family. Schedule a showing to view all it has to offer.

29. 2023-10-13
    listed $275,000 Active 542-char remark

    Show marketing remark (542 chars)

    Welcome to 103 Claussen Drive! This like-new home is move in ready and waiting. The living area is large and spacious, and with the dining area combined, it is perfect for entertaining. The kitchen boasts beautiful granite countertops and plenty of cabinet space. At the top of the stairs, there is a nice loft area perfect for a home office or play space. Enjoy the large, fenced backyard for cookouts and play time. A perfect place for making those treasured memories with friends and family. Schedule a showing to view all it has to offer.

ⓘ 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: $3,782 · $315/mo
• Projected year-2 tax: $3,782 · $315/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,864
• − Mortgage interest: −$9,405
• − Property taxes: −$3,782
• − Insurance: −$840
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,884
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,804/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 — Greenwood

• Score: 63/100
• State rank: #167
• US rank: #15097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, SC
• County: Greenwood County · 26,275 people
• City population: 26,275
• 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

-38.9% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $167,900 GAOR
• 2026-04-17 Price Changed $172,000 GAOR
• 2026-02-07 Listed $189,000 GAOR
• 2024-02-06 Sold (MLS) $190,000 GAOR
• 2023-12-13 Contingent — GAOR
• 2023-12-13 Price Changed $210,000 GAOR
• 2023-12-06 Sold (MLS) $260,000 GAOR
• 2023-12-02 Relisted — GAOR
• 2023-11-08 Delisted — GAOR
• 2023-11-03 Contingent — GAOR
• 2023-11-01 Listed $180,000 GAOR
• 2023-10-28 Price Changed $273,500 GAOR
• 2023-10-13 Listed $275,000 GAOR

Property tax history

+19.5%/yr

Latest (2025): $3,782 · +1.7% YoY. Source: county tax records.