101 Birch Trl · Greenwood, SC 29649

$225,000

3 bd · 2.5 ba · 1,348 sqft · Other public records · 43 Days on market

Built 1995 10,018 sqft lot $35/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• 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

Newly renovated, new carpet, large corner lot, neighborhood includes swimming pool and other aminities, priced to sell!

Key facts

• Storage shed
• Wraparound porch
• Neighborhood pool

Tags

• CORNER LOT
• WRAPAROUND PORCH
• FENCED BACKYARD
• STORAGE SHED
• NEIGHBORHOOD POOL
• PLAYGROUND

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $35; Community pool

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; 2 stories
• Construction: Vinyl siding; Built with traditional foundation
• Exterior features: Chain link and wood fencing; Corner lot; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $53 ($630/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 $191k (14.9% below list).
• Recommended offer: $191k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 258 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 $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $112k; list at $225k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $191,420 (14.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. 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?
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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.8

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-33,143
• Equity at exit: $33,548

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-24,673
• Equity at exit: $19,454

Cash invested: $63,000 (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 29649

• Active inventory: 258
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$94
• HOA: −$35
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $53

Break-even live

Break-even rent $1,848

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $116	+0% $53	+5% $-11	+10% $-75
Rent	-10% $-99	-5% $-23	+0% $53	+5% $128	+10% $204
Rate	-1.0pp $166	-0.5pp $110	base $53	+0.5pp $-6	+1.0pp $-65

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $225,000 Active 43 DOM
2. 2026-06-19
   days on market $225,000 Active 41 DOM
3. 2026-06-18
   days on market $225,000 Active 40 DOM
4. 2026-06-17
   days on market $225,000 Active 39 DOM
5. 2026-06-16
   days on market $225,000 Active 38 DOM
6. 2026-06-15
   days on market $225,000 Active 37 DOM
7. 2026-06-14
   days on market $225,000 Active 35 DOM
8. 2026-06-12
   days on market $225,000 Active 34 DOM
9. 2026-06-09
   days on market $225,000 Active 31 DOM
10. 2026-06-08
    days on market $225,000 Active 30 DOM
11. 2026-06-07
    days on market $225,000 Active 29 DOM
12. 2026-06-07
    days on market $225,000 Active 28 DOM
13. 2026-06-03
    days on market $225,000 Active 25 DOM
14. 2026-06-02
    days on market $225,000 Active 24 DOM
15. 2026-06-01
    days on market $225,000 Active 23 DOM
16. 2026-05-31
    days on market $225,000 Active 22 DOM
17. 2026-05-30
    days on market $225,000 Active 21 DOM
18. 2026-05-09
    listed $225,000 Active
19. 2015-08-21
    soldstatus $112,500
20. 2015-08-17
    soldstatus $112,500 119-char remark

    Show marketing remark (119 chars)

    Newly renovated, new carpet, large corner lot, neighborhood includes swimming pool and other aminities, priced to sell!

21. 2014-09-09
    listed $115,900 119-char remark

    Show marketing remark (119 chars)

    Newly renovated, new carpet, large corner lot, neighborhood includes swimming pool and other aminities, priced to sell!

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 5/10 Major 25% 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: $22,970
• − Mortgage interest: −$12,603
• − Property taxes: −$1,812
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$420
• − Depreciation: −$6,545
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,401/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

+94.1% since first listed

4 events — show timeline

• 2026-05-09 Listed $225,000 GAOR
• 2015-08-21 Sold (Public Records) $112,500 Public Records
• 2015-08-17 Sold (MLS) $112,500 GAOR
• 2014-09-09 Listed $115,900 GAOR

Property tax history

-4.3%/yr

Latest (2025): $1,812 · +5.6% YoY. Source: county tax records.