1192 Old Mush Creek Rd · Tigerville, SC 29690

$179,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 1 Days on market

Built 2006 0.60 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3BR/2BA one-story home situated on approximately 0.60 acres with plenty of potential! Features include a covered front porch, back patio, one-car garage, and separate storage building for extra space and convenience. The spacious lot offers room to enjoy outdoor living, gardening, or future improvements. Inside, this home is ready for your personal touch and updates. Property needs painting, flooring, appliances, a new HVAC system, and minor repairs, making it a great opportunity for investors, flippers, or buyers looking to customize a home to their taste. Convenient layout with endless possibilities—bring your vision and make this property shine!

Key facts

• Covered front porch
• Spacious lot
• Outdoor living

Tags

• COVERED FRONT PORCH
• BACK PATIO
• SEPARATE STORAGE BUILDING
• SPACIOUS LOT
• OUTDOOR LIVING
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Approximately 1,328 finished/heated square feet; Lot roughly 1/2 acre; Virtual tour available (external link)
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Electric water heater; Garbage pickup not provided
• Home design: Single-story residential home; Approximately 11–20 years old; Slab foundation
• Construction: Vinyl siding exterior; Architectural shingle roof; Attic and outbuilding for storage
• Exterior features: Front porch; Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Some trees on the lot; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Range hood; Kitchen about 12 x 11
• Bedrooms: Primary bedroom on main level with full bath, shower only, and walk-in closet (approx. 15 x 12); Second bedroom (approx. 11 x 9); Third bedroom (approx. 11 x 10)
• Flooring: Laminate flooring; Concrete floors
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: No heating system; No cooling system; Electric water heater
• Interior features: Ceiling fans; Blown ceiling (textured); Open floor plan; Walk-in closets; Laminate countertops; No fireplace
• Laundry & utility: First-floor laundry in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $177k (1.9% below list).
• Recommended offer: $177k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 0.7% in Tigerville — 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 44/100 on livability (#381 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute 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: Mountain View Elementary (math 63% / reading 66%, grade B, #56 of 597 statewide, top 10%, 801 students, 54% FRL).
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 340 active listings in the ZIP; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $180k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,552 (1.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.5

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-10,051
• Equity at exit: $26,824

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $15,662
• Equity at exit: $15,554

Cash invested: $50,372 (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 29690

• Home prices YoY: -32.6%
• Active inventory: 340
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $301

Break-even live

Break-even rent $1,385

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $403	-5% $352	+0% $301	+5% $250	+10% $199
Rent	-10% $161	-5% $231	+0% $301	+5% $371	+10% $440
Rate	-1.0pp $392	-0.5pp $347	base $301	+0.5pp $254	+1.0pp $207

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-31
   status $179,900 Pending 1 DOM

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$120/yr (+$10/mo · 13.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,186
• − Mortgage interest: −$10,077
• − Property taxes: −$906
• − Insurance: −$900
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,233
• Taxable income: $681
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $3,448/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 — Tigerville

• Score: 44/100
• State rank: #381
• US rank: #26700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 26,358
• Household income: $69,956
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 557.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 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: ▼ -119.30%
• Current HPI: 246.9974
• Rent YoY: —
• 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

+205.4% since first listed

2 events — show timeline

• 2026-05-29 Listed $179,900 Greater Greenville MLS
• 1993-12-03 Sold (Public Records) $58,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $906 · +4.1% YoY. Source: county tax records.