613 Bear Dr · Dunean, SC 29605

$185,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 69 Days on market

Built 2005 871 sqft lot Est $213k · 13% under $200/mo HOA · 9% of rent

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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 +21.7/30.0
• ARV discount +13.4/15.0
• DSCR +6.9/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

There is a quietness to this community that registers before you notice anything else. Small. Intentional. The kind of neighborhood where neighbors actually know each other's names. Step inside and the home opens with a clean, unhurried energy. New luxury vinyl plank flooring runs throughout both levels, light in tone and consistent underfoot. The kind of update that removes a project from the buyer's list before they even make an offer. The living room is open and functional, with a ceiling fan overhead and a natural flow toward the kitchen and dining space beyond. The kitchen is straightforward and honest. White cabinetry lines the walls, complemented by a warm tile backsplash that adds t

Key facts

• $200 HOA
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Homeowners association with a $200 monthly fee

Exterior

• Parking: 2-car garage; Circular driveway; Shared driveway; Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Underground utilities; Electric power
• Home design: Residential townhouse; Two stories; Entry level information not specified; Facing direction not specified
• Construction: Brick veneer and vinyl siding exterior; Slab foundation; Built year not specified
• Exterior features: Patio; Porch; Wooded lot; Street lights and sidewalks in the community

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Ceiling fans for cooling
• Interior features: Ceiling fans; Laminate counters; Open floor plan; Insulated windows; Electric water heater
• Laundry & utility: Washer; Dryer; Laundry closet; Washer and electric dryer hookups on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Dunean — 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 79/100 on livability (#14 in SC, #2,248 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment F.
• 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.
• Zoned schools: Southside High (math 25% / reading 64%, grade F, #166 of 196 statewide, top 87%, 1,041 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $6k 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 69 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $185k implies a 57% gain — meaningful room to come down on a strong offer.

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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 1.17% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $212,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Bent Twig Dr	0.23mi	3/1.5 (+1)	1,099 (-2%)	19mo	$208,500	$190	65
6 Butternut Dr	0.59mi	3/1.0 (+1)	1,250 (+12%)	17mo	$679,800	$544	32
26 Farmington Rd	0.61mi	3/1.0 (+1)	1,285 (+15%)	10mo	$229,000	$178	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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,143
• Equity at exit: $27,584

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $21,577
• Equity at exit: $15,995

Cash invested: $51,800 (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 29605

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$970
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$77
• HOA: −$200
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $285

Break-even live

Break-even rent $1,800

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $390	-5% $337	+0% $285	+5% $232	+10% $180
Rent	-10% $114	-5% $199	+0% $285	+5% $370	+10% $455
Rate	-1.0pp $378	-0.5pp $332	base $285	+0.5pp $237	+1.0pp $188

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 Grove Rd Greenville, SC	2.0	2.0	1212	$2,800	$2.31	24d	1	0.11mi
7 Kathryan Ct Greenville, SC	3.0	1.0	1274	$1,800	$1.41	4d	1	0.45mi
3 Wentworth St Greenville, SC	3.0	2.0	1218	$1,700	$1.40	12d	1	0.49mi
68 Allen St Greenville, SC	2.0	1.0	1156	$1,245	$1.08	12d	1	1.04mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	15d	1	1.46mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 19 events

1. 2026-06-18
   days on market $185,000 Active 69 DOM
2. 2026-06-17
   days on market $185,000 Active 68 DOM
3. 2026-06-16
   days on market $185,000 Active 67 DOM
4. 2026-06-15
   days on market $185,000 Active 66 DOM
5. 2026-06-13
   days on market $185,000 Active 64 DOM
6. 2026-06-13
   days on market $185,000 Active 63 DOM
7. 2026-06-10
   days on market $185,000 Active 61 DOM
8. 2026-06-09
   days on market $185,000 Active 60 DOM
9. 2026-06-08
   days on market $185,000 Active 59 DOM
10. 2026-06-07
    days on market $185,000 Active 58 DOM
11. 2026-06-03
    days on market $185,000 Active 54 DOM
12. 2026-06-03
    days on market $185,000 Active 53 DOM
13. 2026-06-01
    days on market $185,000 Active 52 DOM
14. 2026-05-31
    days on market $185,000 Active 51 DOM
15. 2026-05-01
    price $185,000
16. 2026-04-30
    price $185,000
17. 2026-04-10
    listed $195,000 Active
18. 2026-04-10
    listed $195,000 Active
19. 2006-06-14
    soldstatus $117,800

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $2,097 · $175/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 ≥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: $25,926
• − Mortgage interest: −$10,363
• − Property taxes: −$2,097
• − Insurance: −$925
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$2,400
• − Depreciation: −$5,382
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,271/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 — Dunean

• Score: 79/100
• State rank: #14
• US rank: #2248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunean, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

+57.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $185,000 Greater Greenville MLS
• 2026-04-30 Price Changed $185,000 SPMLS
• 2026-04-10 Listed $195,000 SPMLS
• 2026-04-10 Listed $195,000 Greater Greenville MLS
• 2006-06-14 Sold (Public Records) $117,800 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,097 · +3.9% YoY. Source: county tax records.