96 Buff St · Sans Souci, SC 29609

$189,000

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 77 Days on market

Built 2002 Est $183k · at est.

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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 +21.7/30.0
• DSCR +6.9/10.0
• ARV discount +6.1/15.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Low-maintenance living meets unbeatable location in this charming 3BR/2BA townhome just minutes from downtown Greenville! Ideally situated near the popular Swamp Rabbit Trail and the highly sought-after Swamp Rabbit Cafe and Grocery, you’ll enjoy easy access to outdoor recreation, local dining, and vibrant community life. Inside, this well-designed townhome offers a spacious living room perfect for relaxing or entertaining, along with a large kitchen featuring plenty of cabinet and counter space for everyday living. With its convenient location and low-maintenance lifestyle, this home is ideal for those looking to enjoy all that Greenville has to offer.

Key facts

• Swamp rabbit trail
• Outdoor recreation
• Large kitchen

Tags

• SWAMP RABBIT TRAIL
• SWAMP RABBIT CAFE AND GROCERY
• OUTDOOR RECREATION
• LOCAL DINING
• SPACIOUS LIVING ROOM
• LARGE KITCHEN

Property features AI

Finance

• HOA & community: No HOA fees; Community amenities include common areas and some sidewalks

Exterior

• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Two-story residence; Approximate age: 21–30 years; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Level lot; Sidewalk

Interior

• Kitchen: Dishwasher; Electric oven; Range hood; Other appliances noted in remarks
• Bedrooms: Primary bedroom located on the 2nd level; Primary bedroom approx. 12 x 13; Second bedroom approx. 10 x 11; Third bedroom approx. 10 x 11
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: One full bath; One half bath
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cable available; Smoke detector
• Laundry & utility: Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $186k (1.5% below list).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.5% in Sans Souci — 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 74/100 on livability (#30 in SC, #4,635 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D-, amenities D-, 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: Cherrydale Elementary (math 27% / reading 19%, grade F, #469 of 597 statewide, top 79%, 689 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 23% at this address vs 49% district-wide (-26 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 flat; 203 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 ($65k/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 $6k 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 77 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $189k implies a 154% 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $183,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 & 15a Gilreath St	0.38mi	3/1.0	1,232 (-7%)	12mo	$169,900	$138	59
105 Woodside Cir Unit B	0.71mi	3/2.0	1,379 (+4%)	2mo	$310,000	$225	55
101 Old Paris Mountain Rd	0.69mi	3/2.0	1,238 (-6%)	12mo	$266,500	$215	46
109 Old Paris Mountain Rd	0.68mi	3/2.0	1,220 (-8%)	13mo	$248,500	$204	43
100 Old Paris Mountain Rd	0.72mi	3/1.5	1,372 (+4%)	22mo	$191,000	$139	42
201 Colonial Ave	0.71mi	2/1.0 (-1)	1,388 (+5%)	14mo	$175,000	$126	40
129 Gantt St	0.68mi	3/1.0	1,500 (+14%)	14mo	$198,000	$132	32

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-17,468
• Equity at exit: $28,181

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-11,879
• Equity at exit: $16,341

Cash invested: $52,920 (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 29609

• Rents YoY: 0.1%
• Active inventory: 203
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$991
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $289

Break-even live

Break-even rent $1,496

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $396	-5% $343	+0% $289	+5% $236	+10% $182
Rent	-10% $142	-5% $216	+0% $289	+5% $363	+10% $436
Rate	-1.0pp $384	-0.5pp $337	base $289	+0.5pp $240	+1.0pp $190

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Victor St Unit 331 Greenville, SC	2.0	1.0	995	$2,204	$2.22	26d	1	0.27mi
31 Victor St Unit 339 Greenville, SC	2.0	1.0	975	$1,853	$1.90	26d	1	0.27mi
31 Victor St Unit 201 Greenville, SC	2.0	1.0	895	$1,700	$1.90	26d	1	0.27mi
31 Victor St Unit 326 Greenville, SC	4.0	2.0	1315	$2,499	$1.90	26d	1	0.27mi
9 Gilreath St Greenville, SC	3.0	2.0	1244	$1,495	$1.20	24d	1	0.41mi
135 D St Greenville, SC	2.0	1.0	938	$1,150	$1.23	24d	1	0.41mi
1250 WATER TOWER Cir Greenville, SC	2.0	1.0–2.0	790	$1,959	$2.48	6d	28	0.45mi
1121 Tsali Cir Greenville, SC	2.0	1.0–2.0	906	$2,401	$2.65	6d	8	0.46mi
221 Church St Greenville, SC	2.0	1.0	900	$1,395	$1.55	6d	1	0.65mi
3 Frost St Greenville, SC	3.0	2.0	1450	$1,900	$1.31	26d	1	0.77mi
409 Pinckney St Apt 2D Greenville, SC	2.0	1.0	900	$1,300	$1.44	6d	1	0.78mi
802 Hampton Ave Unit A Greenville, SC	2.0	1.0	900	$1,300	$1.44	26d	1	0.78mi
205 Croft St Greenville, SC	2.0	1.0	1200	$1,925	$1.60	26d	1	1.01mi
420 Oscar St Greenville, SC	3.0	2.0	1400	$1,800	$1.29	6d	1	1.18mi
12 E Blue Ridge Dr Greenville, SC	2.0	2.0	1400	$1,950	$1.39	26d	1	1.23mi
39 E 7th St Greenville, SC	3.0	2.0	1120	$1,750	$1.56	6d	1	1.24mi
33 9th St Greenville, SC	2.0	1.0	886	$1,000	$1.13	26d	1	1.32mi
500 Birnie St Greenville, SC	2.0	1.0	980	$1,475	$1.51	26d	1	1.38mi
216 Lester Ave Greenville, SC	2.0	1.0	1000	$1,175	$1.18	6d	1	1.41mi
18 E Stone Ave Greenville, SC	3.0	1.0–2.5	1017	$2,451	$2.41	6d	20	1.41mi
5 Zarline St Greenville, SC	3.0	1.0	1060	$1,095	$1.03	21d	1	1.44mi
25 Louise Ave Greenville, SC	3.0	3.0	1600	$1,999	$1.25	26d	1	1.45mi
103 Fernside Ct Greenville, SC	3.0	2.5	1210	$1,750	$1.45	6d	1	1.48mi
12 Catawba Ave Greenville, SC	3.0	2.5	1399	$1,650	$1.18	17d	1	1.48mi
14 Pine Thicket Dr Greenville, SC	3.0	2.5	1475	$1,595	$1.08	26d	1	1.49mi
206 Von Hollen Dr Greenville, SC	3.0	1.0	1100	$1,549	$1.41	24d	1	1.50mi

Listing history 25 events

1. 2026-06-22
   days on market $189,000 Active 77 DOM
2. 2026-06-22
   days on market $189,000 Active 76 DOM
3. 2026-06-18
   days on market $189,000 Active 73 DOM
4. 2026-06-17
   days on market $189,000 Active 72 DOM
5. 2026-06-16
   days on market $189,000 Active 71 DOM
6. 2026-06-15
   days on market $189,000 Active 70 DOM
7. 2026-06-13
   days on market $189,000 Active 68 DOM
8. 2026-06-13
   days on market $189,000 Active 67 DOM
9. 2026-06-10
   days on market $189,000 Active 65 DOM
10. 2026-06-09
    days on market $189,000 Active 64 DOM
11. 2026-06-08
    days on market $189,000 Active 63 DOM
12. 2026-06-07
    days on market $189,000 Active 62 DOM
13. 2026-06-03
    days on market $189,000 Active 58 DOM
14. 2026-06-03
    days on market $189,000 Active 57 DOM
15. 2026-06-01
    days on market $189,000 Active 56 DOM
16. 2026-05-31
    days on market $189,000 Active 55 DOM
17. 2026-04-14
    price $189,000
18. 2026-04-06
    listed $199,000 Active
19. 2007-09-10
    soldstatus $74,500
20. 2007-05-06
    historical
21. 2007-01-26
    listed $80,650
22. 2006-12-28
    soldstatus $57,500
23. 2006-11-15
    historical
24. 2006-07-23
    listed $59,900
25. 2005-03-04
    soldstatus $94,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,339 · $112/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 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: $22,338
• − Mortgage interest: −$10,587
• − Property taxes: −$1,339
• − Insurance: −$945
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$5,498
• Taxable income: $395
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $3,375/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 — Sans Souci

• Score: 74/100
• State rank: #30
• US rank: #4635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sans Souci, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,292
• Household income: $65,342
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1685.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 1% Vietnamese 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: ▼ -291.09%
• Current HPI: 277.6004
• Rent YoY: ▲ 0.14%
• 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

+101.1% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $189,000 Greater Greenville MLS
• 2026-04-06 Listed $199,000 Greater Greenville MLS
• 2007-09-10 Sold (Public Records) $74,500 Public Records
• 2007-05-06 Listing Removed — Greater Greenville MLS
• 2007-01-26 Listed $80,650 Greater Greenville MLS
• 2006-12-28 Sold (Public Records) $57,500 Public Records
• 2006-11-15 Listing Removed — Greater Greenville MLS
• 2006-07-23 Listed $59,900 Greater Greenville MLS
• 2005-03-04 Sold (Public Records) $94,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,339 · +3.1% YoY. Source: county tax records.