47 Huntress Dr · Greer, SC 29651

$185,000

2 bd · 2.0 ba · 1,080 sqft · Townhouse public records · 9 Days on market

Built 2001 871 sqft lot Est $186k · at est. $85/mo HOA · 6% 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 +13.2/30.0
• ARV discount +7.7/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great townhome in the heart of Greer with new paint and flooring downstairs! Large living room/dining room combination and a kitchen that is open to both. All appliances come with the kitchen! A nice 1/2 bath is downstairs so that you don't have to make your guests walk upstairs! On the back, you have a small patio with complete privacy to enjoy morning coffee! Also on the back you have a great storage space! Upstairs there are two bathrooms each with their own bathrooms. Perfect for any guest, roommate or family situation! Also, you have the laundry upstairs (Washer and dryer to stay) so that you do not have to haul your clothes up and down the stairs. Seller has moved due to a professional opportunity so this home is vacant, professional cleaned and ready to go!

Key facts

• Move-in ready
• Ample closet space
• Convenient half bath

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• PRIVATE FULL BATHROOM
• AMPLE CLOSET SPACE
• CONVENIENT HALF BATH
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Property is in a homeowners association; HOA covers common area insurance, exterior maintenance, lawn maintenance, and street lights; Community provides lighting and lawn maintenance

Exterior

• Parking: See parking features
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Two-story residential property; Built in 2001
• Construction: Composition shingle roof; Slab foundation
• Exterior features: Patio; Level lot; Partial brick veneer and vinyl siding exterior

Interior

• Kitchen: Kitchen (approx. 8 x 9); Dishwasher; Refrigerator; Smooth-top range
• Bedrooms: Primary bedroom on 2nd level with full bath and walk-in closet (approx. 15 x 11); Second bedroom (approx. 10 x 11)
• Flooring: Carpet; Laminate flooring; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Attic with pull-down (disappearing) stairs; Open floor plan; 9-foot-plus smooth ceilings with ceiling fans; Walk-in closet(s); Laminate countertops
• Laundry & utility: Laundry on 2nd floor in closet-style space; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-2 ($-29/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (16.7% below list).
• Recommended offer: $154k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Chandler Creek Elementary (math 39% / reading 34%, grade F, #328 of 597 statewide, top 55%, 914 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 49% district-wide (-12 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 514 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $110k; list at $185k implies a 68% 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 $154,030 (16.7% 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. 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 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $185,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Huntress Dr	0.04mi	3/2.0 (+1)	1,147 (+6%)	2mo	$195,000	$170	81
26 Huntress Dr	0.03mi	2/2.5	987 (-9%)	15mo	$168,000	$170	70
112 Forthside Way	0.63mi	3/2.5 (+1)	1,220 (+13%)	11mo	$210,000	$172	33
23 Tidworth Dr	0.67mi	3/2.5 (+1)	1,220 (+13%)	14mo	$225,000	$184	29
223 Juglans Way	0.69mi	3/2.5 (+1)	1,216 (+13%)	24mo	$230,000	$189	20

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-32,253
• Equity at exit: $27,584

10-year hold

• IRR: -12.8%
• Equity multiple: 0.29×
• Total profit: $-36,755
• 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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 514
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$970
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$77
• HOA: −$85
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-2

Break-even live

Break-even rent $1,543

Max offer price $184,579

Occupancy floor 95%

Sensitivity live

Price	-10% $102	-5% $50	+0% $-2	+5% $-55	+10% $-107
Rent	-10% $-124	-5% $-63	+0% $-2	+5% $58	+10% $119
Rate	-1.0pp $91	-0.5pp $45	base $-2	+0.5pp $-50	+1.0pp $-99

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Becky Don Dr Unit 7 Greer, SC	2.0	1.5	1200	$1,295	$1.08	23d	1	0.50mi
2142 Country Club Rd Greer, SC	3.0	2.0	1142	$1,750	$1.53	16d	1	0.53mi
111 Becky Don Dr Greer, SC	2.0	1.0–1.5	1200	$1,220	$1.02	4d	2	0.53mi
10 Whitfield Way Greer, SC	2.0	2.0	1159	$1,450	$1.25	16d	1	0.53mi
1 Hillington Pl Greer, SC	2.0	2.0	1360	$1,800	$1.32	16d	1	0.54mi
17 Whitfield Way Greer, SC	2.0	2.5	1294	$1,500	$1.16	16d	1	0.55mi
116 Forthside Way Unit 116 Greer, SC	3.0	2.5	1300	$1,620	$1.25	23d	1	0.60mi
203 Hunthill Rd Unit 203 Greer, SC	3.0	2.5	1400	$1,750	$1.25	16d	1	0.86mi
313 Hampton Ridge Dr Greer, SC	3.0	2.0	1355	$1,856	$1.37	13d	1	0.90mi
112 Morrow St Greer, SC	2.0	1.0	1002	$1,335	$1.33	16d	1	0.92mi
110 Morrow St Greer, SC	2.0	1.0	1000	$1,295	$1.29	25d	1	0.93mi
715 Corley Way Greer, SC	3.0	2.0	1200	$1,900	$1.58	16d	1	1.05mi
307 W Poinsett St Unit 3 Greer, SC	2.0	1.0	800	$1,095	$1.37	25d	1	1.09mi
628 Arlington Rd Greer, SC	3.0	2.0	1127	$1,750	$1.55	25d	1	1.16mi
1102 W Poinsett St Greer, SC	2.0–3.0	1.0–1.5	1030	$1,195	$1.16	5d	3	1.20mi
206 E Arlington Ave Greer, SC	3.0	2.0	1400	$1,950	$1.39	25d	1	1.21mi
1004 Parkview Greer Cir Greer, SC	2.0	1.0–2.0	700	$1,749	$2.50	21d	49	1.22mi
2200 Racing Rd Greer, SC	2.0	1.0–2.0	1324	$1,660	$1.25	4d	4	1.44mi
19 Dunbar Ct Unit 13 Greer, SC	2.0	1.0	900	$1,095	$1.22	21d	1	1.46mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 7 events

1. 2026-06-22
   days on market $185,000 Active 9 DOM
2. 2026-06-18
   days on market $185,000 Active 6 DOM
3. 2026-06-17
   days on market $185,000 Active 5 DOM
4. 2026-06-16
   days on market $185,000 Active 4 DOM
5. 2026-06-15
   days on market $185,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $185,000 Active 1 DOM

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$11/yr (+$1/mo · 1.0%)

ⓘ 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 0% 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: $18,484
• − Mortgage interest: −$10,363
• − Property taxes: −$1,044
• − Insurance: −$925
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − HOA: −$1,020
• − Depreciation: −$5,382
• Taxable loss: −$3,207
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $741/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 (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 (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 · 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: ▼ -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

+208.8% since first listed

14 events — show timeline

• 2026-06-12 Listed $185,000 Greater Greenville MLS
• 2025-01-18 Rental Removed $1,300 TURBOTENANT
• 2025-01-16 Listed for Rent $1,300 TURBOTENANT
• 2019-09-30 Sold (Public Records) $110,000 Public Records
• 2019-09-27 Sold (MLS) $110,000 Greater Greenville MLS
• 2019-08-31 Contingent — Greater Greenville MLS
• 2019-08-28 Listed $110,000 Greater Greenville MLS
• 2017-08-04 Sold (Public Records) $81,500 Public Records
• 2017-08-03 Sold (MLS) $81,500 Greater Greenville MLS
• 2017-07-24 Pending — Greater Greenville MLS
• 2017-06-27 Contingent — Greater Greenville MLS
• 2017-06-23 Listed $81,500 Greater Greenville MLS
• 2001-11-15 Sold (Public Records) $79,000 Public Records
• 2000-12-20 Sold (Public Records) $59,900 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,044 · +8.6% YoY. Source: county tax records.