200 King St · Greer, SC 29651

$90,000

3 bd · 0.5 ba · 728 sqft · SingleFamily public records · 2 Days on market

Built 1930 10,454 sqft lot Est $81k · 11% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the Greer area! This 3 bed, 1 bath home is full of potential. Just minutes from Downtown Greer and Wade Hampton Blvd. Enjoy convenient access to shopping, dining, and local parks! The bungalow style home is situated on a spacious corner lot with a detached 1-car carport. Several new construction and recently renovated homes nearby- perfect for investors or buyers looking to add some TLC! This home will most likely not qualify for traditional financing, buyer will need to pay cash or acquire a rehab loan. Property to be sold in "AS-IS" condition.

Key facts

• Spacious corner lot
• Greer area
• Local parks

Tags

• GREER AREA
• MINUTES FROM DOWNTOWN GREER
• CONVENIENT ACCESS TO SHOPPING
• LOCAL PARKS
• SPACIOUS CORNER LOT
• NEW CONSTRUCTION NEARBY

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $996 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 19.6% vs local median 3.2% in Greer — 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 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute 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: Crestview Elementary (math 42% / reading 44%, grade F, #250 of 597 statewide, top 42%, 654 students, 86% FRL) — zoned schools average 86% FRL vs 42% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 503 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $90,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.27% ✓
• Cap rate: 19.58%
• Cash-on-cash: 47.44%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $80,808
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Elmer	0.59mi	2/1.0 (-1)	720 (-1%)	24mo	$80,000	$111	44

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 2.83×
• Total profit: $46,099
• Equity at exit: $13,419

10-year hold

• IRR: 48.7%
• Equity multiple: 5.40×
• Total profit: $110,787
• Equity at exit: $7,782

Cash invested: $25,200 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 503
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $996

Break-even live

Break-even rent $785

Max offer price $90,000

Occupancy floor 46%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 Parkview Greer Cir Greer, SC	2.0	1.0–2.0	700	$1,749	$2.50	19d	49	0.45mi
108 S Line St Greer, SC	3.0	1.0–2.0	1028	$2,910	$2.83	3d	241	0.69mi
1000 Village Mill Dr Greer, SC	3.0	1.0–2.0	892	$1,940	$2.17	24d	24	0.77mi
1000 Village Mill Dr Greer, SC	3.0	1.0–2.0	892	$1,940	$2.17	21d	24	0.77mi

Listing history 4 events

1. 2026-03-12
   status Pending 595-char remark

   Show marketing remark (595 chars)

   Great investment opportunity in the Greer area! This 3 bed, 1 bath home is full of potential. Just minutes from Downtown Greer and Wade Hampton Blvd. Enjoy convenient access to shopping, dining, and local parks! The bungalow style home is situated on a spacious corner lot with a detached 1-car carport. Several new construction and recently renovated homes nearby- perfect for investors or buyers looking to add some TLC! This home will most likely not qualify for traditional financing, buyer will need to pay cash or acquire a rehab loan. Property to be sold in "AS-IS" condition.

2. 2026-03-12
   status Pending

   Show marketing remark (595 chars)

   Great investment opportunity in the Greer area! This 3 bed, 1 bath home is full of potential. Just minutes from Downtown Greer and Wade Hampton Blvd. Enjoy convenient access to shopping, dining, and local parks! The bungalow style home is situated on a spacious corner lot with a detached 1-car carport. Several new construction and recently renovated homes nearby- perfect for investors or buyers looking to add some TLC! This home will most likely not qualify for traditional financing, buyer will need to pay cash or acquire a rehab loan. Property to be sold in "AS-IS" condition.

3. 2026-03-10
   listed $90,000 Active 595-char remark

   Show marketing remark (595 chars)

   Great investment opportunity in the Greer area! This 3 bed, 1 bath home is full of potential. Just minutes from Downtown Greer and Wade Hampton Blvd. Enjoy convenient access to shopping, dining, and local parks! The bungalow style home is situated on a spacious corner lot with a detached 1-car carport. Several new construction and recently renovated homes nearby- perfect for investors or buyers looking to add some TLC! This home will most likely not qualify for traditional financing, buyer will need to pay cash or acquire a rehab loan. Property to be sold in "AS-IS" condition.

4. 2026-03-10
   listed $90,000 Active

   Show marketing remark (595 chars)

   Great investment opportunity in the Greer area! This 3 bed, 1 bath home is full of potential. Just minutes from Downtown Greer and Wade Hampton Blvd. Enjoy convenient access to shopping, dining, and local parks! The bungalow style home is situated on a spacious corner lot with a detached 1-car carport. Several new construction and recently renovated homes nearby- perfect for investors or buyers looking to add some TLC! This home will most likely not qualify for traditional financing, buyer will need to pay cash or acquire a rehab loan. Property to be sold in "AS-IS" condition.

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,551
• − Mortgage interest: −$5,041
• − Property taxes: −$1,326
• − Insurance: −$450
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$2,618
• Taxable income: $11,187
• Est. tax owed @ 24.0%: −$2,685
• After-tax cash flow: $9,271/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 — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 573,815 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 720.0

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-12 Pending — SPMLS
• 2026-03-12 Pending — Greater Greenville MLS
• 2026-03-10 Listed $90,000 SPMLS
• 2026-03-10 Listed $90,000 Greater Greenville MLS

Property tax history

+22.4%/yr

Latest (2025): $1,326 · -3.7% YoY. Source: county tax records.