4 Channel Dr · Welcome, SC 29611

$210,000

4 bd · 2.0 ba · 1,680 sqft · Land public records · 5 Days on market

Built 2001 0.26 ac lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has been completely redone with new roof, doors, windows, HVAC system, granite countertops, kitchen and bath faucets, tubs, light fixtures, paint, carpet and LVP flooring so it is move in ready! Broker / owner has done everything to make this home ready including new appliances and it qualifies for FHA / VA financing! Vacant so new owners can move in fast!

Key facts

• New doors
• New appliances
• Granite countertops

Tags

• NEW ROOF
• NEW DOORS
• NEW WINDOWS
• NEW HVAC SYSTEM
• GRANITE COUNTERTOPS
• NEW APPLIANCES

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Paved asphalt driveway; No garage
• Utilities: Public water; Public sewer; Electric water heater; Public garbage pickup; Electric service
• Home design: Single-story home; Built in 2001; Crawl space foundation; Vinyl siding exterior; Architectural roof; Lot gently sloped with some trees (approx. 89 x 133 x 89 x 133, 1/2 acre or less)
• Construction: Built in 2001; Vinyl siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Front porch and additional porch; Deck; Tilt-out windows; Thermal windows

Interior

• Kitchen: Cooktop (smooth); Electric oven; Dishwasher; Refrigerator; Kitchen approx. 13 x 13; Dining area approx. 12 x 13
• Bedrooms: Four bedrooms on the main level; Primary bedroom on main level with tub separate and a walk-in closet (approx. 13 x 14); Second bedroom approx. 10 x 11; Third bedroom approx. 10 x 13; Fourth bedroom approx. 10 x 13
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric forced air heat; Central forced cooling (electric)
• Interior features: Cable available; Ceiling fan(s); Granite countertops; Walk-in closets; No fireplace
• Laundry & utility: First-floor laundry with washer connection and electric dryer hookup; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $210k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 10.2% vs local median 5.5% in Welcome — 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 81/100 on livability (#5 in SC, #1,321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+.
• 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: Welcome Elementary (math 39% / reading 41%, grade F, #292 of 597 statewide, top 49%, 652 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,526/mo this rent would consume 59% of the median local household income ($52k/yr) (locally 1754% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $29k; list at $210k implies a 627% 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 $210,000

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $6,605
• Equity at exit: $31,312

10-year hold

• IRR: 11.3%
• Equity multiple: 1.84×
• Total profit: $49,223
• Equity at exit: $18,157

Cash invested: $58,800 (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 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 278
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,526 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $689

Break-even live

Break-even rent $1,653

Max offer price $210,000

Occupancy floor 68%

Sensitivity live

Price	-10% $808	-5% $749	+0% $689	+5% $630	+10% $570
Rent	-10% $490	-5% $589	+0% $689	+5% $789	+10% $889
Rate	-1.0pp $795	-0.5pp $743	base $689	+0.5pp $635	+1.0pp $579

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 S Welcome Rd Greenville, SC	3.0	2.0	1400	$2,800	$2.00	3d	1	1.17mi
717 Isleworth Ln Unit 1 Greenville, SC	3.0	2.5	1990	$2,050	$1.03	3d	1	1.46mi

Listing history 6 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   price $210,000
3. 2026-05-20
   status Active
4. 2026-05-18
   historical
5. 2026-05-15
   listed $200,000 Active
6. 2004-09-20
   soldstatus $28,900

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $30,308
• − Mortgage interest: −$11,763
• − Property taxes: −$1,408
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − Depreciation: −$6,109
• Taxable income: $5,129
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $7,040/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 — Welcome

• Score: 81/100
• State rank: #5
• US rank: #1321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welcome, SC
• County: Greenville County · 573,815 people
• City population: 33,387
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1754.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• 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

+626.6% since first listed

6 events — show timeline

• 2026-05-22 Pending — Greater Greenville MLS
• 2026-05-20 Price Changed $210,000 Greater Greenville MLS
• 2026-05-20 Relisted — Greater Greenville MLS
• 2026-05-18 Listing Removed — Greater Greenville MLS
• 2026-05-15 Listed $200,000 Greater Greenville MLS
• 2004-09-20 Sold (Public Records) $28,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,408 · +3.5% YoY. Source: county tax records.