118 Glenn St · Newberry, SC 29108

$129,000

3 bd · 2.0 ba · 1,263 sqft · Other public records · 105 Days on market

Built 1947 2.00 ac lot

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Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a full 2 acres within the city limits of Newberry. Ideally located near Newberry College, dining, shopping, schools, and other local conveniences, this property offers both space and a prime location. The home sits on 1 acre, with an additional 1 acre lot directly behind it included in the sale, providing added privacy and flexibility. The home has been well cared for and is move in ready, featuring a new stovetop, new faucets throughout, and two full bathrooms. The HVAC system runs cold, and the home is well insulated, keeping it comfortable year round. A unique find with room to enjoy now and options for the future schedule your showing today. Disclaimer: CMLS has

Key facts

• New faucets
• New stovetop
• Prime location

Tags

• FULL 2 ACRES
• PRIME LOCATION
• ADDITIONAL 1 ACRE LOT
• NEW STOVETOP
• NEW FAUCETS
• TWO FULL BATHROOMS

Property features AI

Exterior

• Parking: Garage at main level
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Uncovered front porch; Uncovered back porch; Yard shed; Paved road access; Property sits on 2 acres

Interior

• Kitchen: Built-in smooth surface range; Refrigerator; Range exhaust vented to exterior; Wood-natural cabinets; Formica countertops; Kitchen bar; Backsplash
• Bedrooms: Master bedroom on main level with his-and-hers closets and private bath; Second bedroom on main level with private closet; Third bedroom on main level with private closet
• Flooring: Carpet in living room and bedrooms; Laminate flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating plus floor furnace
• Interior features: Ceiling fans in living room and bedrooms; Carpeted floors in living room and bedrooms; Built-in smooth surface range; Stove exhaust vented to exterior; Wood-natural kitchen cabinets; Formica countertops with backsplash; Kitchen bar; Laminate kitchen flooring
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#91 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Boundary St. Elementary (math 27% / reading 32%, grade F, #399 of 597 statewide, top 69%, 432 students, 100% FRL); Newberry High (math 42% / reading 67%, grade C-, #130 of 196 statewide, top 69%, 802 students, 91% FRL) — zoned schools average 95% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 12800% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 37% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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: 1.08% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.7

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-519
• Equity at exit: $19,234

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $25,672
• Equity at exit: $11,154

Cash invested: $36,120 (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 29108

• Active inventory: 100
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $321

Break-even live

Break-even rent $993

Max offer price $129,000

Occupancy floor 72%

Sensitivity live

Price	-10% $394	-5% $357	+0% $321	+5% $284	+10% $248
Rent	-10% $210	-5% $266	+0% $321	+5% $376	+10% $431
Rate	-1.0pp $386	-0.5pp $354	base $321	+0.5pp $287	+1.0pp $253

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-25
   historical $1,000
2. 2026-05-21
   listed $1,000
3. 2026-05-15
   status Pending
4. 2026-04-30
   historical Active - Contingent
5. 2026-04-01
   price $129,000
6. 2026-03-20
   price $134,900
7. 2026-03-04
   price $139,000
8. 2026-02-05
   price $144,900
9. 2026-01-30
   listed $154,900 Active
10. 2026-01-23
    historical
11. 2026-01-14
    price $160,000
12. 2025-09-26
    price $170,000
13. 2025-09-05
    price $180,000
14. 2025-08-14
    status Active
15. 2025-07-28
    status Pending
16. 2025-07-28
    historical Active - Contingent
17. 2025-07-22
    listed $190,000 Active

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$88/yr (+$7/mo · 13.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 37% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,785
• − Mortgage interest: −$7,226
• − Property taxes: −$648
• − Insurance: −$645
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,753
• Taxable income: $1,828
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $3,411/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Newberry

• Score: 67/100
• State rank: #91
• US rank: #10365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, SC
• County: Newberry County · 19,585 people
• City population: 19,585
• Metro: Newberry, SC
• Population (ZIP): 19,585
• Household income: $53,558
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 595.0

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 39% Hispanic / Latino 15% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.09%
• Current HPI: 132.8873
• Rent YoY: —
• Metro: Newberry, 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

-99.5% since first listed

17 events — show timeline

• 2026-05-25 Rental Removed $1,000 TURBOTENANT
• 2026-05-21 Listed for Rent $1,000 TURBOTENANT
• 2026-05-15 Pending — Consolidated MLS
• 2026-04-30 Contingent — Consolidated MLS
• 2026-04-01 Price Changed $129,000 Consolidated MLS
• 2026-03-20 Price Changed $134,900 Consolidated MLS
• 2026-03-04 Price Changed $139,000 Consolidated MLS
• 2026-02-05 Price Changed $144,900 Consolidated MLS
• 2026-01-30 Listed $154,900 Consolidated MLS
• 2026-01-23 Delisted — Consolidated MLS
• 2026-01-14 Price Changed $160,000 Consolidated MLS
• 2025-09-26 Price Changed $170,000 Consolidated MLS
• 2025-09-05 Price Changed $180,000 Consolidated MLS
• 2025-08-14 Relisted — Consolidated MLS
• 2025-07-28 Pending — Consolidated MLS
• 2025-07-28 Contingent — Consolidated MLS
• 2025-07-22 Listed $190,000 Consolidated MLS

Property tax history

+30.9%/yr

Latest (2025): $648 · +1216.3% YoY. Source: county tax records.