100 Lewis Dr Unit 21-H · Greenville, SC 29605

$175,000

1 bd · 1.0 ba · 621 sqft · Condo · 80 Days on market

Good condition ↓ 3% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute 1-bedroom, 1-bathroom CONDO; located on the 1st Floor. HOA includes Water, Garbage, and Exterior Maintenance. In the Augusta Rd area, 1.5 miles to Prisma Health Greenville Memorial Hospital and downtown Greenville. Laminated wood floors throughout, Renovated kitchen includes stainless appliances; refrigerator, oven/range, microwave, washer and dryer included . Within walking distance to Harris Teeter, local restaurants, and shopping.

Key facts

• Stainless appliances
• Renovated kitchen
• Local restaurants

Tags

• RENOVATED KITCHEN
• STAINLESS APPLIANCES
• LOCAL RESTAURANTS
• SHOPPING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee covers common areas, structure maintenance, pest control, sewer and trash; Short-term rentals allowed in the community

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Over 50 years old; Architectural shingle roof
• Construction: Architectural shingle roof
• Exterior features: City lot; Not in a subdivision; Smoke detector(s)

Interior

• Kitchen: Electric range; Electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Smooth ceilings; Separate shower; Cable TV available; Blinds; Window treatments; Walk-in closet(s); Main level primary bedroom
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (11.1% below list).
• Recommended offer: $156k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.9% in Greenville — 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 79/100 on livability (#13 in SC, #2,003 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D+, crime 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.
• Market conditions: Rents rising (+3.7%/yr); 410 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• 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 80 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $155,621 (11.1% 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 80 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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 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?
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: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-37,971
• Equity at exit: $26,093

10-year hold

• IRR: -14.3%
• Equity multiple: 0.15×
• Total profit: $-41,787
• Equity at exit: $15,131

Cash invested: $49,000 (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 29605

• Rents YoY: 3.7%
• Active inventory: 410
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA est. from 1 same-building comp: −$191
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-171

Break-even live

Break-even rent $1,773

Max offer price $150,259

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-111	+0% $-171	+5% $-231	+10% $-292
Rent	-10% $-294	-5% $-232	+0% $-171	+5% $-110	+10% $-48
Rate	-1.0pp $-83	-0.5pp $-126	base $-171	+0.5pp $-216	+1.0pp $-262

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Lewis Dr Unit 22-E Greenville, SC	1.0	1.0	600	$1,295	$2.16	25d	1	0.04mi
101 Wilkins St Greenville, SC	1.0	1.0	600	$1,850	$3.08	5d	1	0.72mi
823 S Church St Greenville, SC	2.0	1.0–2.0	792	$1,566	$1.98	4d	12	0.83mi
317 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	25d	1	0.84mi
321 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	25d	1	0.85mi
926 Cleveland St Greenville, SC	1.0–3.0	1.0–2.0	968	$995	$1.03	25d	20	1.11mi
831 Cleveland St Greenville, SC	1.0–2.0	1.0–2.0	850	$975	$1.15	25d	3	1.13mi
366 Field St Greenville, SC	2.0	1.0–2.0	926	$3,341	$3.61	4d	9	1.14mi
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	25d	1	1.25mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$2,313	$2.18	5d	25	1.34mi
25 River St Greenville, SC	2.0	1.0–2.0	842	$2,312	$2.74	5d	10	1.36mi
320 Falls St Greenville, SC	2.0	1.0–2.0	939	$3,903	$4.16	5d	13	1.41mi
104 Wardlaw St Greenville, SC	3.0	1.0–2.0	1126	$2,687	$2.39	5d	42	1.43mi
298 Nichol St Unit 298 Nichol 3 Greenville, SC	2.0	1.0	700	$900	$1.29	25d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-13
   statusdays on market $175,000 Pending 80 DOM
2. 2026-06-10
   days on market $175,000 Active 78 DOM
3. 2026-06-09
   days on market $175,000 Active 77 DOM
4. 2026-06-08
   days on market $175,000 Active 76 DOM
5. 2026-06-07
   days on market $175,000 Active 75 DOM
6. 2026-06-03
   days on market $175,000 Active 71 DOM
7. 2026-06-03
   days on market $175,000 Active 70 DOM
8. 2026-06-01
   days on market $175,000 Active 69 DOM
9. 2026-05-31
   days on market $175,000 Active 68 DOM
10. 2026-05-08
    price $175,000
11. 2026-03-13
    listed $180,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°F today · 17 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: $18,675
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$2,292
• − Depreciation: −$5,091
• Taxable loss: −$4,999
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $-852/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This 1-bedroom, 1-bathroom condo is in good condition with recent renovations. It's located in a desirable area with easy access to amenities. Consider painting the exterior and improving landscaping for a boost in value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Greenville

• Score: 79/100
• State rank: #13
• US rank: #2003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, SC
• County: Greenville County · 573,815 people
• City population: 230,766
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

-2.8% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $175,000 WUMLS
• 2026-03-13 Listed $180,000 WUMLS