411 Abbott Ave · Greenwood, SC 29646

$149,900

2 bd · 1.0 ba · 1,617 sqft · Other public records · 34 Days on market

Built 1928

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath brick home offering 1,617 sq ft of well-maintained living space. Interior highlights include beautiful hardwood floors, detailed moldings, and a versatile multipurpose room with a closet ideal for a bedroom, dining room, home office, or flex space to fit your needs. A bright sunroom at the back of the home provides an inviting spot for morning coffee, reading, or indoor plants. Exterior features include a fully fenced yard, a brick patio, and a fire pit area perfect for outdoor entertaining or quiet evenings at home. This property combines classic construction with appealing updates and is priced competitively at $149,900. A great opportunity for buyers seeking character, space, and value.

Key facts

• Brick patio
• Multipurpose room
• Storage building

Tags

• HARDWOOD FLOORS
• MULTIPURPOSE ROOM
• SUNROOM
• STORAGE BUILDING
• FULLY FENCED YARD
• BRICK PATIO

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Gravel driveway; No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric service
• Home design: Single-story residence; Approximate age: 50+ years; Crawl space foundation; Lead-based paint and residential property disclosures required
• Construction: Architectural roof; Outbuilding with electricity
• Exterior features: Front and additional porch; Patio; Thermal windows; Full brick veneer exterior

Interior

• Kitchen: Kitchen approx. 15 x 14; Dishwasher; Electric oven; Stand-alone range with downdraft; Countertops (other material)
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level with walk-in closet; Primary bedroom approx. 13 x 15; Second bedroom approx. 11 x 14; Third bedroom approx. 15 x 14
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Electric heating; Hot water heating; Gas available for heating; Electric cooling
• Interior features: Built-in bookcase; 9-foot (or higher) ceilings; Ceiling fans; Smooth ceilings; Smoke detectors; Walk-in closet(s); Pantry closet; Window treatments remain; One fireplace (none functional listed)
• Laundry & utility: Laundry on first floor with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.1% below list).
• Recommended offer: $121k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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, crime F, commute 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.
• Zoned schools: Mathews Elementary (math 36% / reading 36%, grade F, #332 of 597 statewide, top 56%, 542 students, 100% FRL); Westview Middle (math 37% / reading 38%, grade F, #90 of 229 statewide, top 42%, 674 students, 100% FRL); Emerald High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 812 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k 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 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,200 (19.1% 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 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.81% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 10.3

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-33,904
• Equity at exit: $22,351

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-41,725
• Equity at exit: $12,961

Cash invested: $41,972 (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 29646

• Active inventory: 168
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-152

Break-even live

Break-even rent $1,404

Max offer price $123,060

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-110	+0% $-152	+5% $-194	+10% $-237
Rent	-10% $-248	-5% $-200	+0% $-152	+5% $-104	+10% $-56
Rate	-1.0pp $-76	-0.5pp $-114	base $-152	+0.5pp $-191	+1.0pp $-230

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1524 Parkway Greenwood, SC	1.0–3.0	1.0–2.0	940	$1,212	$1.29	13d	1	0.62mi

Listing history 15 events

1. 2026-06-03
   statusdays on market $149,900 Pending 34 DOM
2. 2026-06-02
   days on market $149,900 Active 33 DOM
3. 2026-06-01
   days on market $149,900 Active 32 DOM
4. 2026-05-31
   days on market $149,900 Active 31 DOM
5. 2026-05-30
   days on market $149,900 Active 30 DOM
6. 2026-05-18
   status Pending 725-char remark

   Show marketing remark (725 chars)

   Charming 3-bedroom, 1-bath brick home offering 1,617 sq ft of well-maintained living space. Interior highlights include beautiful hardwood floors, detailed moldings, and a versatile multipurpose room with a closet ideal for a bedroom, dining room, home office, or flex space to fit your needs. A bright sunroom at the back of the home provides an inviting spot for morning coffee, reading, or indoor plants. Exterior features include a fully fenced yard, a brick patio, and a fire pit area perfect for outdoor entertaining or quiet evenings at home. This property combines classic construction with appealing updates and is priced competitively at $149,900. A great opportunity for buyers seeking character, space, and value.

7. 2026-04-30
   listed $149,900 Active 725-char remark

   Show marketing remark (725 chars)

   Charming 3-bedroom, 1-bath brick home offering 1,617 sq ft of well-maintained living space. Interior highlights include beautiful hardwood floors, detailed moldings, and a versatile multipurpose room with a closet ideal for a bedroom, dining room, home office, or flex space to fit your needs. A bright sunroom at the back of the home provides an inviting spot for morning coffee, reading, or indoor plants. Exterior features include a fully fenced yard, a brick patio, and a fire pit area perfect for outdoor entertaining or quiet evenings at home. This property combines classic construction with appealing updates and is priced competitively at $149,900. A great opportunity for buyers seeking character, space, and value.

8. 2026-04-30
   listed $149,900 Active

   Show marketing remark (725 chars)

   Charming 3-bedroom, 1-bath brick home offering 1,617 sq ft of well-maintained living space. Interior highlights include beautiful hardwood floors, detailed moldings, and a versatile multipurpose room with a closet ideal for a bedroom, dining room, home office, or flex space to fit your needs. A bright sunroom at the back of the home provides an inviting spot for morning coffee, reading, or indoor plants. Exterior features include a fully fenced yard, a brick patio, and a fire pit area perfect for outdoor entertaining or quiet evenings at home. This property combines classic construction with appealing updates and is priced competitively at $149,900. A great opportunity for buyers seeking character, space, and value.

9. 2022-04-22
   soldstatus $115,000
10. 2022-04-14
    soldstatus $115,000
11. 2022-01-20
    listed $115,000
12. 2016-06-14
    soldstatus $71,000
13. 2016-06-13
    soldstatus $71,000
14. 2016-06-01
    listed $71,000
15. 2010-06-11
    soldstatus $71,500

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,544
• − Mortgage interest: −$8,397
• − Property taxes: −$3,130
• − Insurance: −$750
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,361
• Taxable loss: −$4,420
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-762/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
• City population: 26,275
• Population (ZIP): 28,413

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Black 43% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -208.03%
• Current HPI: 153.1055
• Rent YoY: —
• Metro: —
• 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

+109.7% since first listed

10 events — show timeline

• 2026-05-18 Pending — GAOR
• 2026-04-30 Listed $149,900 Greater Greenville MLS
• 2026-04-30 Listed $149,900 GAOR
• 2022-04-22 Sold (Public Records) $115,000 Public Records
• 2022-04-14 Sold (MLS) $115,000 GAOR
• 2022-01-20 Listed $115,000 GAOR
• 2016-06-14 Sold (Public Records) $71,000 Public Records
• 2016-06-13 Sold (MLS) $71,000 GAOR
• 2016-06-01 Listed $71,000 GAOR
• 2010-06-11 Sold (Public Records) $71,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,130 · +1.7% YoY. Source: county tax records.