25 Earnhardt St · Greenville, SC 29609

$200,000

3 bd · 1.5 ba · 1,424 sqft · SingleFamily public records · 69 Days on market

Built 1930 Est $306k · 35% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in a prime location at 25 Earnhardt. This property has been condemned by the city and is uninhabitable in its current condition, making it best suited for investors, builders, or buyers ready to take on a full renovation or rebuild. Situated on a generously sized lot—hard to find this close to downtown—this is your chance to create something truly special in a rapidly growing area. Whether you're looking to renovate, rebuild, or hold as a long-term investment, the potential here is undeniable. Bonus opportunity: the home next door is also available, offering the rare chance to secure multiple properties side by side. DO NOT ENTER the home. Walk the property at

Key facts

• Listed 69 days

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Public sewer; Water heater — other (see remarks); Private garbage pickup
• Home design: Single-story home; Approximate age: 50+ years; Crawl space foundation
• Construction: Aluminum siding exterior; Crawl space foundation; Roof noted as other — see remarks
• Exterior features: Aluminum siding; Roof described as other — see remarks; Lot with some trees; Lot size half acre or less; Approximate lot dimensions unknown

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level; Primary bedroom — other (see remarks); Third bedroom size listed as unknown
• Flooring: Other — see remarks
• Bathrooms: One full bathroom; One half bathroom; Full bathroom located on the main level
• Heating & cooling: No heating system; No cooling system
• Interior features: Other — see remarks; No fireplace
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (8.2% below list).
• Recommended offer: $184k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.0% in Greenville — 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 (#13 in SC, #2,003 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D+, crime 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: Summit Drive Elementary (math 58% / reading 60%, grade B-, #93 of 597 statewide, top 16%, 504 students, 53% FRL).
• Market conditions: Rents flat; 196 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $10k; list at $200k implies a 1979% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $183,656 (8.2% 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 8% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $306,160
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Woodside Cir Unit B	0.42mi	3/2.0	1,379 (-3%)	2mo	$310,000	$225	71
100 Old Paris Mountain Rd	0.12mi	3/1.5	1,372 (-4%)	22mo	$191,000	$139	70
20 W Mountainview Ave	0.66mi	3/2.0	1,448 (+2%)	0mo	$660,000	$456	64
101 Old Paris Mountain Rd	0.11mi	3/2.0	1,238 (-13%)	12mo	$266,500	$215	61
109 Old Paris Mountain Rd	0.09mi	3/2.0	1,220 (-14%)	13mo	$248,500	$204	59
129 Gantt St	0.50mi	3/1.0	1,500 (+5%)	14mo	$198,000	$132	54
15 & 15a Gilreath St	0.28mi	3/1.0	1,232 (-14%)	12mo	$169,900	$138	53
3 Marie St	0.22mi	3/2.0	1,215 (-15%)	22mo	$269,000	$221	44
415 Croft St	0.68mi	3/2.0	1,519 (+7%)	18mo	$560,000	$369	40

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-23,061
• Equity at exit: $29,821

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-21,535
• Equity at exit: $17,292

Cash invested: $56,000 (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 29609

• Rents YoY: 0.1%
• Active inventory: 196
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $229

Break-even live

Break-even rent $1,547

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $342	-5% $285	+0% $229	+5% $172	+10% $115
Rent	-10% $83	-5% $156	+0% $229	+5% $301	+10% $374
Rate	-1.0pp $329	-0.5pp $279	base $229	+0.5pp $177	+1.0pp $124

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Gilreath St Greenville, SC	3.0	2.0	1244	$1,495	$1.20	22d	1	0.25mi
31 Victor St Unit 339 Greenville, SC	2.0	1.0	975	$1,853	$1.90	24d	1	0.44mi
31 Victor St Unit 201 Greenville, SC	2.0	1.0	895	$1,700	$1.90	24d	1	0.44mi
31 Victor St Unit 331 Greenville, SC	2.0	1.0	995	$2,204	$2.22	24d	1	0.44mi
31 Victor St Unit 326 Greenville, SC	4.0	2.0	1315	$2,499	$1.90	24d	1	0.44mi
135 D St Greenville, SC	2.0	1.0	938	$1,150	$1.23	22d	1	0.48mi
221 Church St Greenville, SC	2.0	1.0	900	$1,395	$1.55	4d	1	0.77mi
205 Croft St Greenville, SC	2.0	1.0	1200	$1,925	$1.60	24d	1	0.77mi
31 Swanson Ct Greenville, SC	2.0	1.0	1050	$1,950	$1.86	24d	1	0.91mi
409 Pinckney St Apt 2D Greenville, SC	2.0	1.0	900	$1,300	$1.44	4d	1	1.04mi
1250 WATER TOWER Cir Greenville, SC	2.0	1.0–2.0	790	$1,959	$2.48	4d	28	1.07mi
802 Hampton Ave Unit A Greenville, SC	2.0	1.0	900	$1,300	$1.44	24d	1	1.07mi
400 Summit Dr Greenville, SC	2.0	1.0	900	$1,275	$1.42	4d	6	1.10mi
1121 Tsali Cir Greenville, SC	2.0	1.0–2.0	906	$2,401	$2.65	4d	8	1.10mi
18 E Stone Ave Greenville, SC	3.0	1.0–2.5	1017	$2,451	$2.41	4d	20	1.12mi
110 Worley Rd Greenville, SC	3.0	2.0	1100	$1,595	$1.45	24d	1	1.19mi
12 E Blue Ridge Dr Greenville, SC	2.0	2.0	1400	$1,950	$1.39	24d	1	1.23mi
206 Von Hollen Dr Greenville, SC	3.0	1.0	1100	$1,549	$1.41	22d	1	1.32mi
3 Frost St Greenville, SC	3.0	2.0	1450	$1,900	$1.31	24d	1	1.41mi
111 Mount Eustis St Greenville, SC	2.0	1.0	1000	$1,675	$1.68	24d	1	1.42mi
420 Oscar St Greenville, SC	3.0	2.0	1400	$1,800	$1.29	4d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $200,000 Active 69 DOM
2. 2026-06-17
   days on market $200,000 Active 68 DOM
3. 2026-06-16
   days on market $200,000 Active 67 DOM
4. 2026-06-15
   days on market $200,000 Active 66 DOM
5. 2026-06-13
   days on market $200,000 Active 64 DOM
6. 2026-06-13
   days on market $200,000 Active 63 DOM
7. 2026-06-10
   days on market $200,000 Active 61 DOM
8. 2026-06-09
   days on market $200,000 Active 60 DOM
9. 2026-06-08
   days on market $200,000 Active 59 DOM
10. 2026-06-07
    days on market $200,000 Active 58 DOM
11. 2026-06-03
    days on market $200,000 Active 54 DOM
12. 2026-06-03
    days on market $200,000 Active 53 DOM
13. 2026-06-01
    days on market $200,000 Active 52 DOM
14. 2026-05-31
    days on market $200,000 Active 51 DOM
15. 2026-04-10
    listed $200,000 Active
16. 2009-11-28
    historical
17. 2009-10-10
    listed $18,900
18. 1990-08-24
    soldstatus $9,619

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$58/yr (+$5/mo · 5.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,039
• − Mortgage interest: −$11,203
• − Property taxes: −$1,082
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,818
• Taxable loss: −$591
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,884/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 — Greenville

• Score: 79/100
• State rank: #13
• US rank: #2003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 230,766
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,292
• Household income: $65,342
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1685.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 1% Vietnamese 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: ▼ -291.09%
• Current HPI: 277.6004
• Rent YoY: ▲ 0.14%
• 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

+1979.2% since first listed

4 events — show timeline

• 2026-04-10 Listed $200,000 Greater Greenville MLS
• 2009-11-28 Listing Removed — Greater Greenville MLS
• 2009-10-10 Listed $18,900 Greater Greenville MLS
• 1990-08-24 Sold (Public Records) $9,619 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,082 · +2.9% YoY. Source: county tax records.