115 Biltmore St · Greenwood, SC 29649

$179,900

2 bd · 1.0 ba · 1,312 sqft · Other public records · 116 Days on market

Built 1950 0.27 ac lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• 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

This all brick home is located in the very desirable Harris Plant Mill Village on the North side of town in a great location. Fenced yard, 2 bedrooms and 1 bath. This home is currently rented.

Key facts

• Updated electrical
• Renovated bathroom
• Sturdy construction

Tags

• ORIGINAL HARDWOOD FLOORING
• STURDY CONSTRUCTION
• NEW WINDOWS
• UPDATED ELECTRICAL
• NEW HVAC SYSTEM
• RENOVATED BATHROOM

Property features AI

Finance

• Other: Lot approximately 0.27 acre

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; Residential property
• Construction: Brick construction; Built on standard foundation
• Exterior features: Chain link fencing

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $72 ($863/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 $160k (11.1% below list).
• Recommended offer: $160k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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, crime F, commute 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.
• Zoned schools: Lakeview Elementary (math 42% / reading 40%, grade F, #276 of 597 statewide, top 48%, 475 students, 100% FRL); Northside Middle (math 17% / reading 29%, grade F, #171 of 229 statewide, top 76%, 698 students, 100% FRL); Greenwood High (math 34% / reading 73%, grade C-, #138 of 196 statewide, top 70%, 1,730 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 259 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 116 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $102k; list at $180k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $159,961 (11.1% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.4

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-24,576
• Equity at exit: $26,824

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-15,530
• Equity at exit: $15,554

Cash invested: $50,372 (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: 259
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $72

Break-even live

Break-even rent $1,509

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $174	-5% $123	+0% $72	+5% $21	+10% $-30
Rent	-10% $-54	-5% $9	+0% $72	+5% $135	+10% $198
Rate	-1.0pp $163	-0.5pp $118	base $72	+0.5pp $25	+1.0pp $-22

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	25d	1	1.06mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	16d	1	1.08mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	25d	1	1.08mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	25d	1	1.13mi

Listing history 23 events

1. 2026-06-21
   days on market $179,900 Active 116 DOM
2. 2026-06-19
   days on market $179,900 Active 114 DOM
3. 2026-06-18
   days on market $179,900 Active 113 DOM
4. 2026-06-17
   days on market $179,900 Active 112 DOM
5. 2026-06-16
   days on market $179,900 Active 111 DOM
6. 2026-06-15
   days on market $179,900 Active 110 DOM
7. 2026-06-14
   days on market $179,900 Active 108 DOM
8. 2026-06-12
   days on market $179,900 Active 107 DOM
9. 2026-06-09
   days on market $179,900 Active 104 DOM
10. 2026-06-08
    days on market $179,900 Active 103 DOM
11. 2026-06-07
    days on market $179,900 Active 102 DOM
12. 2026-06-07
    days on market $179,900 Active 101 DOM
13. 2026-06-03
    days on market $179,900 Active 98 DOM
14. 2026-06-02
    days on market $179,900 Active 97 DOM
15. 2026-06-01
    days on market $179,900 Active 96 DOM
16. 2026-05-31
    days on market $179,900 Active 95 DOM
17. 2026-05-30
    days on market $179,900 Active 94 DOM
18. 2026-04-17
    price $179,900
19. 2026-03-16
    status Active
20. 2026-03-09
    historical Active Under Contract
21. 2026-02-20
    listed $189,000 Active
22. 2022-01-11
    soldstatus $102,000 192-char remark

    Show marketing remark (192 chars)

    This all brick home is located in the very desirable Harris Plant Mill Village on the North side of town in a great location. Fenced yard, 2 bedrooms and 1 bath. This home is currently rented.

23. 2021-09-17
    listed $110,000 192-char remark

    Show marketing remark (192 chars)

    This all brick home is located in the very desirable Harris Plant Mill Village on the North side of town in a great location. Fenced yard, 2 bedrooms and 1 bath. This home is currently rented.

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,195
• − Mortgage interest: −$10,077
• − Property taxes: −$2,080
• − Insurance: −$900
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,233
• Taxable loss: −$2,166
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $1,383/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

• 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

+63.5% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $179,900 GAOR
• 2026-03-16 Relisted — GAOR
• 2026-03-09 Contingent — GAOR
• 2026-02-20 Listed $189,000 GAOR
• 2022-01-11 Sold (MLS) $102,000 GAOR
• 2021-09-17 Listed $110,000 GAOR

Property tax history

+3.5%/yr

Latest (2025): $2,080 · +0.0% YoY. Source: county tax records.