302 McGarity St · Dunean, SC 29605

$150,000

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 37 Days on market

Built 1945 Est $282k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property sold AS IS

Key facts

• Built 1945
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.0% in Dunean — 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 (#14 in SC, #2,248 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, schools 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.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 36% of the median local income ($66k/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 $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $282,162
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Wrigley St	0.16mi	2/1.0 (-1)	1,113 (-3%)	7mo	$153,500	$138	77
16 Blake St	0.34mi	2/1.0 (-1)	1,141 (-0%)	13mo	$275,000	$241	67
305 S Calhoun St	0.59mi	3/2.0	1,143 (-0%)	1mo	$371,250	$325	67
170 Otis St	0.37mi	2/1.0 (-1)	1,100 (-4%)	11mo	$250,000	$227	61
206 Mcgarity St	0.11mi	2/2.0 (-1)	1,253 (+9%)	11mo	$410,000	$327	61
6 Guess St	0.35mi	3/2.0	1,269 (+11%)	2mo	$355,000	$280	60
503 Anderson St	0.52mi	3/1.5	1,150 (+0%)	17mo	$249,000	$217	60
2 Round Knob St	0.44mi	3/1.0	1,022 (-11%)	7mo	$195,000	$191	55
6 Goodrich St	0.50mi	2/1.0 (-1)	1,055 (-8%)	4mo	$101,000	$96	55
204 Blackwood St	0.53mi	3/2.0	1,300 (+13%)	2mo	$321,990	$248	48
303 Maloy St	0.43mi	3/2.0	1,319 (+15%)	8mo	$375,000	$284	44
18 7th St	0.69mi	3/2.0	1,299 (+13%)	18mo	$320,000	$246	27

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $16,101
• Equity at exit: $22,365

10-year hold

• IRR: 19.3%
• Equity multiple: 2.67×
• Total profit: $70,169
• Equity at exit: $12,969

Cash invested: $42,000 (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: 398
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$787
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $612

Break-even live

Break-even rent $1,212

Max offer price $150,000

Occupancy floor 64%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
298 Werts St Greenville, SC	2.0	2.0	1110	$2,000	$1.80	23d	1	0.04mi
806 Green Ave Greenville, SC	3.0	1.0–2.0	1053	$2,300	$2.18	23d	1	0.28mi
401 Wilkins St Unit B Greenville, SC	2.0	2.5	1350	$2,050	$1.52	3d	1	0.34mi
102 Odessa St Greenville, SC	2.0	2.0	1192	$1,900	$1.59	2d	1	0.42mi
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	23d	1	0.50mi
412 Green Ave Greenville, SC	2.0	1.0	980	$3,000	$3.06	14d	1	0.62mi
10 10th St Greenville, SC	2.0	1.0	1152	$1,100	$0.95	3d	1	0.63mi
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	23d	1	0.69mi
7 Hamilton Ave Unit 1 Greenville, SC	3.0	3.0	1400	$3,999	$2.86	23d	1	0.72mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	23d	1	0.73mi
68 Allen St Greenville, SC	2.0	1.0	1156	$1,245	$1.08	11d	1	0.74mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	3d	1	0.78mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$3,465	$2.62	2d	110	0.84mi
366 Field St Greenville, SC	2.0	1.0–2.0	926	$4,698	$5.07	2d	9	0.90mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$3,453	$3.26	3d	25	0.95mi
44 4th Ave Greenville, SC	3.0	2.0	1350	$1,975	$1.46	23d	1	0.95mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	23d	1	0.98mi
823 S Church St Greenville, SC	2.0	1.0–2.0	792	$1,801	$2.27	2d	12	1.09mi
41 Burdette St #1 Greenville, SC	3.0	2.0	1148	$1,500	$1.31	23d	1	1.16mi
125 Ledbetter St Unit B Greenville, SC	3.0	2.0	1270	$1,850	$1.46	3d	1	1.17mi
104 Wardlaw St Greenville, SC	3.0	1.0–2.0	1126	$4,471	$3.97	3d	42	1.18mi
3 Wentworth St Greenville, SC	3.0	2.0	1218	$1,700	$1.40	11d	1	1.22mi
25 River St Greenville, SC	2.0	1.0–2.0	842	$3,066	$3.64	3d	10	1.23mi
109 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	23d	1	1.24mi
107 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	23d	1	1.24mi
304 N Leach St Greenville, SC	2.0	1.0	756	$1,250	$1.65	23d	1	1.25mi
317 Douthit St Greenville, SC	2.0	1.0	825	$1,095	$1.33	3d	1	1.30mi
605 University Rdg Greenville, SC	2.0	1.0	1000	$1,500	$1.50	2d	1	1.32mi
19 Saco St Greenville, SC	2.0	2.0	1050	$2,400	$2.29	23d	1	1.33mi
1 Craven St Unit 8 Greenville, SC	2.0	1.0	850	$1,350	$1.59	3d	1	1.42mi
7 Kathryan Ct Greenville, SC	3.0	1.0	1274	$1,800	$1.41	3d	1	1.44mi
101 Reedy View Dr Greenville, SC	2.0	1.0–2.0	862	$3,577	$4.15	2d	31	1.45mi
320 Falls St Greenville, SC	2.0	1.0–2.0	939	$5,703	$6.07	3d	13	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 37 DOM
2. 2026-06-17
   days on market $150,000 Active 36 DOM
3. 2026-06-16
   days on market $150,000 Active 35 DOM
4. 2026-06-15
   days on market $150,000 Active 34 DOM
5. 2026-06-13
   days on market $150,000 Active 32 DOM
6. 2026-06-13
   days on market $150,000 Active 31 DOM
7. 2026-06-10
   days on market $150,000 Active 29 DOM
8. 2026-06-09
   days on market $150,000 Active 28 DOM
9. 2026-06-08
   days on market $150,000 Active 27 DOM
10. 2026-06-07
    days on market $150,000 Active 26 DOM
11. 2026-06-03
    days on market $150,000 Active 22 DOM
12. 2026-06-03
    days on market $150,000 Active 21 DOM
13. 2026-06-01
    days on market $150,000 Active 20 DOM
14. 2026-05-31
    days on market $150,000 Active 19 DOM
15. 2026-05-12
    listed $150,000 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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/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 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: $23,843
• − Mortgage interest: −$8,402
• − Property taxes: −$1,303
• − Insurance: −$750
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$4,364
• Taxable income: $5,209
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $6,093/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 — Dunean

• Score: 79/100
• State rank: #14
• US rank: #2248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunean, SC
• County: Greenville County · 573,815 people
• 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

1 event — show timeline

• 2026-05-12 Listed $150,000 FSBO.com

Property tax history

+15.8%/yr

Latest (2025): $1,303 · +2.9% YoY. Source: county tax records.