206 West Ave · Parker, SC 29611-4624

$239,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 146 Days on market

Built 1992 0.30 ac lot Est $168k · 43% over

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Why this score? — see what drove the F 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 +9.6/30.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

Key facts

• Outside city limits
• Fully furnished
• New roof

Tags

• NEAR DOWNTOWN GREENVILLE
• FULLY FURNISHED
• OUTSIDE CITY LIMITS
• 2.5 MILES TO FLOUR FIELD
• NEW ROOF

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story residential home; Approximate age: 31–50 years; Outbuilding for storage; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Deck; Some trees on the lot

Interior

• Kitchen: Kitchen (8 x 11); Granite countertops; Built-in microwave; Electric freestanding range; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the main level (13 x 11); Second bedroom on the main level (9 x 11)
• Flooring: Luxury vinyl tile/plank flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating system; Central forced cooling
• Interior features: Smooth ceilings with ceiling fans; Granite countertops; No fireplace
• Laundry & utility: Laundry on the first floor; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (26.2% below list).
• Recommended offer: $176k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in Parker — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#31 in SC, #4,642 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• 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: Hollis Academy (math 28% / reading 21%, grade F, #452 of 597 statewide, top 78%, 608 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 24% at this address vs 49% district-wide (-24 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 22 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).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,380 (26.2% 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. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $167,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Baldwin St	0.24mi	2/1.0 (-1)	900 (+4%)	14mo	$151,500	$168	61
26 Baldwin St	0.14mi	2/1.0 (-1)	952 (+10%)	7mo	$182,500	$192	61
107 Jasmine Dr	0.33mi	2/1.0 (-1)	916 (+6%)	9mo	$188,000	$205	58
101 Mason St	0.42mi	2/1.0 (-1)	945 (+9%)	1mo	$197,500	$209	55
13 Calvert St	0.14mi	2/1.0 (-1)	970 (+12%)	14mo	$180,000	$186	52
221 Mcdowell St	0.57mi	2/1.0 (-1)	891 (+3%)	15mo	$165,000	$185	47
107 Durham St	0.69mi	2/1.0 (-1)	833 (-4%)	20mo	$122,500	$147	36
11 B St	0.66mi	2/1.0 (-1)	911 (+5%)	18mo	$192,500	$211	36
212 S Texas Ave	0.71mi	2/1.0 (-1)	953 (+10%)	9mo	$185,000	$194	33
211 Mcdowell St	0.57mi	3/1.0	976 (+13%)	20mo	$275,000	$282	31
512 Spring St	0.69mi	3/1.0	986 (+14%)	13mo	$224,900	$228	29
108 Durham St	0.69mi	2/1.0 (-1)	744 (-14%)	19mo	$118,500	$159	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.28×
• Total profit: $18,489
• Equity at exit: $107,465

10-year hold

• IRR: 7.9%
• Equity multiple: 2.20×
• Total profit: $80,203
• Equity at exit: $165,616

Cash invested: $66,920 (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 29611-4624

• Active inventory: 1
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-161

Break-even live

Break-even rent $1,968

Max offer price $210,518

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-94	+0% $-161	+5% $-229	+10% $-297
Rent	-10% $-301	-5% $-231	+0% $-161	+5% $-92	+10% $-22
Rate	-1.0pp $-41	-0.5pp $-100	base $-161	+0.5pp $-223	+1.0pp $-286

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Saco St Greenville, SC	2.0	2.0	1050	$2,400	$2.29	24d	1	0.31mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	24d	1	0.42mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$3,465	$2.62	3d	110	0.52mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	4d	1	0.56mi
1 E Main St Greenville, SC	1.0–3.0	1.0–2.0	1241	$2,600	$2.10	4d	28	0.79mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	24d	1	0.89mi
5001 Assembly View Cir Greenville, SC	1.0–3.0	1.0–2.0	975	$1,551	$1.59	4d	27	0.97mi
317 Douthit St Greenville, SC	2.0	1.0	825	$1,095	$1.33	4d	1	0.98mi
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	24d	1	1.01mi
1 Craven St Unit 8 Greenville, SC	2.0	1.0	850	$1,350	$1.59	4d	1	1.06mi
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	24d	1	1.06mi
111 N Calhoun St Greenville, SC	2.0	1.0	650	$1,250	$1.92	24d	1	1.06mi
500 Birnie St Greenville, SC	2.0	1.0	980	$1,475	$1.51	24d	1	1.12mi
33 9th St Greenville, SC	2.0	1.0	886	$1,000	$1.13	24d	1	1.13mi
39 E 7th St Greenville, SC	3.0	2.0	1120	$1,750	$1.56	4d	1	1.13mi
304 N Leach St Greenville, SC	2.0	1.0	756	$1,250	$1.65	24d	1	1.16mi
5 Zarline St Greenville, SC	3.0	1.0	1060	$1,095	$1.03	20d	1	1.24mi
806 Green Ave Greenville, SC	3.0	1.0–2.0	1053	$2,300	$2.18	24d	1	1.27mi
412 Green Ave Greenville, SC	2.0	1.0	980	$3,000	$3.06	15d	1	1.29mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$3,453	$3.26	4d	25	1.34mi
298 Werts St Greenville, SC	2.0	2.0	1110	$2,000	$1.80	24d	1	1.35mi
3001 Lizzie Dr Greenville, SC	1.0–3.0	1.0–2.0	976	$1,401	$1.44	24d	1	1.35mi

Listing history 27 events

1. 2026-06-18
   days on market $239,000 Active 146 DOM
2. 2026-06-17
   days on market $239,000 Active 145 DOM
3. 2026-06-16
   days on market $239,000 Active 144 DOM
4. 2026-06-15
   days on market $239,000 Active 143 DOM
5. 2026-06-13
   days on market $239,000 Active 141 DOM
6. 2026-06-13
   days on market $239,000 Active 140 DOM
7. 2026-06-10
   days on market $239,000 Active 138 DOM
8. 2026-06-09
   days on market $239,000 Active 137 DOM
9. 2026-06-08
   days on market $239,000 Active 136 DOM
10. 2026-06-07
    days on market $239,000 Active 135 DOM
11. 2026-06-03
    days on market $239,000 Active 131 DOM
12. 2026-06-03
    days on market $239,000 Active 130 DOM
13. 2026-06-01
    days on market $239,000 Active 129 DOM
14. 2026-05-31
    days on market $239,000 Active 128 DOM
15. 2026-05-18
    price $239,000
16. 2026-03-02
    price $240,500
17. 2026-01-23
    listed $242,500 Active
18. 2025-06-03
    soldstatus $225,870
19. 2025-05-28
    soldstatus $225,870 Sold 982-char remark

    Show marketing remark (982 chars)

    Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

20. 2025-04-25
    status Pending 982-char remark

    Show marketing remark (982 chars)

    Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

21. 2025-04-17
    price $234,900 982-char remark

    Show marketing remark (982 chars)

    Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

22. 2025-04-10
    price $239,900 982-char remark

    Show marketing remark (982 chars)

    Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

23. 2025-03-28
    price $244,900 982-char remark

    Show marketing remark (982 chars)

    Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

24. 2025-03-20
    listed $254,900 Active 982-char remark

    Show marketing remark (982 chars)

    Downtown Living Without the Downtown Price Looking for a home that gives you easy access to everything Greenville features—without the downtown price tag? This pristine 2 bed, 1 bath home delivers smart design, quality finishes, and a location that works for both living and investing. Inside, you’ll find granite countertops, thoughtful layout, and a space that lives bigger than its footprint. Step out onto the side deck overlooking Shoeless Joe Jackson Memorial Park and playground, giving you the feel of a larger yard and an open space to enjoy. With St. Francis Hospital just over a mile away and Fluor Field only 2.5 miles down the road, this location is both convenient and connected. Plus, being outside city limits means no Airbnb restrictions—a huge advantage for short-term rental investors. Whether you’re looking for a place to call home or a prime investment opportunity, this one checks all the right boxes. Let’s set up a showing!

25. 2022-02-10
    soldstatus $100,000
26. 1992-08-18
    soldstatus $36,400
27. 1990-03-13
    soldstatus $19,500

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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 5/10 Major 7 d/yr ≥102°F today · 15 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,166
• − Mortgage interest: −$13,388
• − Property taxes: −$2,420
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$6,953
• Taxable loss: −$6,177
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-452/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 — Parker

• Score: 74/100
• State rank: #31
• US rank: #4642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+1125.6% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $239,000 Greater Greenville MLS
• 2026-03-02 Price Changed $240,500 Greater Greenville MLS
• 2026-01-23 Listed $242,500 Greater Greenville MLS
• 2025-06-03 Sold (Public Records) $225,870 Public Records
• 2025-05-28 Sold (MLS) $225,870 Greater Greenville MLS
• 2025-04-25 Pending — Greater Greenville MLS
• 2025-04-17 Price Changed $234,900 Greater Greenville MLS
• 2025-04-10 Price Changed $239,900 Greater Greenville MLS
• 2025-03-28 Price Changed $244,900 Greater Greenville MLS
• 2025-03-20 Listed $254,900 Greater Greenville MLS
• 2022-02-10 Sold (Public Records) $100,000 Public Records
• 1992-08-18 Sold (Public Records) $36,400 Public Records
• 1990-03-13 Sold (Public Records) $19,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,420 · +3.5% YoY. Source: county tax records.