710 Hunts Bridge Rd Unit 6 · Berea, SC 29617

$174,900

2 bd · 1.5 ba · 1,134 sqft · Condo public records · 84 Days on market

Built 1973 $133/mo HOA · 9% 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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Lifestyle & Potential — Welcome to Bridgeview Condos Welcome to this 2-bedroom, 1.5-bath end-unit condo located in the desirable Bridgeview Condos community in Greenville (29617)—offering a rare combination of privacy, convenience, and opportunity. This end unit provides added natural light and a more private feel, along with a fenced-in back patio, perfect for relaxing, entertaining, or enjoying a low-maintenance outdoor space. Inside, the home offers a functional layout with spacious living areas and well-sized bedrooms. While the interior could benefit from some updates, it presents a great opportunity for a buyer to add value, personalize the space, and crea

Key facts

• Fenced in back patio
• Natural light
• $133 HOA

Tags

• FENCED IN BACK PATIO
• NATURAL LIGHT

Property features AI

Finance

• Other: Community amenities include clubhouse, lights, playground, pool, and landscape maintenance
• HOA & community: Community has an HOA; HOA covers exterior maintenance, lawn maintenance, pool, street lights, trash service, termite contract, parking, and enforces by-laws and restrictive covenants

Exterior

• Parking: Assigned parking (1 space); Paved asphalt driveway
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Two-story home; Approximate age: 31–50 years; Attic storage
• Construction: Architectural roof; Slab foundation
• Exterior features: Fenced yard; Level lot; Brick veneer (full)

Interior

• Kitchen: Kitchen approx. 10 x 7; Dishwasher; Electric freestanding range
• Bedrooms: Primary bedroom on 2nd level with full bath and tub/shower (primary approx. 20 x 11); Second bedroom approx. 14 x 10
• Flooring: Carpet; Vinyl; Luxury vinyl tile/plank
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Heat pump; Central electric cooling; Attic fan
• Interior features: Ceiling fans; Blown ceiling insulation; Laminate countertops; No fireplace
• Laundry & utility: Laundry on 1st floor with walk-in area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $54 ($653/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 $155k (11.1% below list).
• Recommended offer: $155k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Berea — 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 72/100 on livability (#44 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: crime F, amenities F, employment 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: Armstrong Elementary (math 37% / reading 32%, grade F, #344 of 597 statewide, top 60%, 380 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 34% at this address vs 49% district-wide (-14 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 (+1.2%/yr); 173 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 34% 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.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $175k implies a 93% 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 $155,458 (11.1% below list)

Questions for the listing agent

1. It's been on market 84 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-27,612
• Equity at exit: $26,078

10-year hold

• IRR: -11.2%
• Equity multiple: 0.38×
• Total profit: $-30,408
• Equity at exit: $15,122

Cash invested: $48,972 (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 29617

• Rents YoY: 1.2%
• Active inventory: 173
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$917
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$73
• HOA: −$133
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $54

Break-even live

Break-even rent $1,486

Max offer price $174,900

Occupancy floor 92%

Sensitivity live

Price	-10% $153	-5% $104	+0% $54	+5% $5	+10% $-45
Rent	-10% $-68	-5% $-7	+0% $54	+5% $116	+10% $177
Rate	-1.0pp $142	-0.5pp $99	base $54	+0.5pp $9	+1.0pp $-37

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8699 White Horse Rd Greenville, SC	3.0	2.0	1159	$1,700	$1.47	16d	1	0.44mi
6001 Jacks Lookout Rd Greenville, SC	1.0–4.0	1.0–2.0	1229	$1,325	$1.08	4d	1	0.63mi
10 Torrington Dr Greenville, SC	3.0	2.5	1440	$2,100	$1.46	13d	1	0.69mi
231 Berea Forest Cir Unit A Greenville, SC	2.0	1.0	825	$1,150	$1.39	25d	1	0.73mi
320 Maplestead Farms Ct Greenville, SC	3.0	2.5	1440	$1,850	$1.28	5d	1	0.74mi
300 Sulphur Springs Rd Greenville, SC	1.0–2.0	1.0	785	$1,095	$1.39	25d	1	0.89mi
225 Telford Dr Greenville, SC	3.0	2.5	1429	$1,545	$1.08	25d	1	1.07mi
10 Frazier RD Greenville, SC	2.0	2.0	1054	$1,199	$1.14	4d	1	1.21mi
316 Glover Cir Greenville, SC	2.0–5.0	2.5	1841	$1,699	$0.92	4d	19	1.24mi

HOA detail condo

• Monthly dues: $133 · $1,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $174,900 Active 84 DOM
2. 2026-06-18
   days on market $174,900 Active 81 DOM
3. 2026-06-17
   days on market $174,900 Active 80 DOM
4. 2026-06-16
   days on market $174,900 Active 79 DOM
5. 2026-06-15
   days on market $174,900 Active 78 DOM
6. 2026-06-13
   days on market $174,900 Active 76 DOM
7. 2026-06-13
   days on market $174,900 Active 75 DOM
8. 2026-06-10
   days on market $174,900 Active 73 DOM
9. 2026-06-09
   days on market $174,900 Active 72 DOM
10. 2026-06-08
    days on market $174,900 Active 71 DOM
11. 2026-06-07
    days on market $174,900 Active 70 DOM
12. 2026-06-03
    days on market $174,900 Active 66 DOM
13. 2026-06-03
    days on market $174,900 Active 65 DOM
14. 2026-06-01
    days on market $174,900 Active 64 DOM
15. 2026-05-31
    days on market $174,900 Active 63 DOM
16. 2026-04-30
    historical Contingency Contract
17. 2026-03-29
    listed $174,900 Active
18. 2018-07-06
    soldstatus $90,500
19. 1983-06-28
    soldstatus $42,000

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $997 · $83/mo
• Expected delta: +$389/yr (+$32/mo · 64.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,655
• − Mortgage interest: −$9,797
• − Property taxes: −$608
• − Insurance: −$874
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$1,596
• − Depreciation: −$5,088
• Taxable loss: −$2,294
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,203/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 — Berea

• Score: 72/100
• State rank: #44
• US rank: #6173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berea, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 26,582
• Household income: $55,403
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 1209.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 13% Two or more races 10% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, Jamaica, Guatemala
• Languages at home: 74% English-only · Spanish 23% Other Indo-European 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: ▼ -194.04%
• Current HPI: 238.8343
• Rent YoY: ▲ 1.22%
• 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

+316.4% since first listed

4 events — show timeline

• 2026-04-30 Contingent — Greater Greenville MLS
• 2026-03-29 Listed $174,900 Greater Greenville MLS
• 2018-07-06 Sold (Public Records) $90,500 Public Records
• 1983-06-28 Sold (Public Records) $42,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $608 · +13.2% YoY. Source: county tax records.