108 Jenkins St · Union, SC 29379

$89,900

3 bd · 2.0 ba · 1,376 sqft · Other public records · 14 Days on market

Built 1980 10,018 sqft lot ↓ 27% since listing

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

108 Jenkins St. , Union — Investor opportunity. Brick ranch built in 1980, offering 3 bedrooms, 1.5 bathrooms, and approximately 1,376 sq. ft. with an attached one-car carport. Located on a quiet street close to shopping and restaurants. Seller makes no representations or warranties regarding the condition of the property or improvements. Property is sold “AS IS – WHERE IS. ”

Key facts

• Quiet street
• Close to restaurants
• Close to shopping

Tags

• QUIET STREET
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Attached carport (1-car) with paved asphalt driveway
• Utilities: Public water; Gas water heater; Public sewer; Public garbage pickup; Attached carport noted under garage type
• Home design: Single-story home; Built around 1980; Crawl space foundation with sump pump; Brick veneer (full exterior finish)
• Construction: Composition shingle roof
• Exterior features: Front porch; Deck; Some storm doors and storm windows; Underground utilities; Outbuilding for storage

Interior

• Kitchen: Kitchen approximately 12 x 12; Refrigerator; Stand-alone smooth top range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level, approximately 12 x 11; Second bedroom approximately 11 x 11; Third bedroom approximately 11 x 11
• Flooring: Other (see remarks)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating: other (see remarks); Cooling: other (see remarks)
• Interior features: Countertops (other); All window treatments remain; No fireplace
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $90k).
• Cap rate 8.4% vs local median 2.9% in Union — 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 52/100 on livability (#359 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Buffalo Elementary (math 25% / reading 27%, grade F, #439 of 597 statewide, top 74%, 491 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $73k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

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 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?
3. 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?
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: 1.11% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.5

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,556
• Equity at exit: $13,404

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $8,986
• Equity at exit: $7,773

Cash invested: $25,172 (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 29379

• Home prices YoY: -31.6%
• Active inventory: 124
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $157

Break-even live

Break-even rent $800

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $208	-5% $182	+0% $157	+5% $131	+10% $106
Rent	-10% $78	-5% $117	+0% $157	+5% $196	+10% $236
Rate	-1.0pp $202	-0.5pp $180	base $157	+0.5pp $134	+1.0pp $110

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Industrial Park Rd Union, SC	2.0–3.0	1.0–2.0	925	$999	$1.08	4d	2	1.22mi

Listing history 15 events

1. 2026-06-05
   statusdays on market $89,900 Pending 14 DOM
2. 2026-06-03
   days on market $89,900 Active 13 DOM
3. 2026-06-02
   days on market $89,900 Active 12 DOM
4. 2026-06-01
   days on market $89,900 Active 11 DOM
5. 2026-05-31
   days on market $89,900 Active 10 DOM
6. 2026-05-30
   days on market $89,900 Active 9 DOM
7. 2026-05-23
   listed $89,900 Active 402-char remark

   Show marketing remark (402 chars)

   108 Jenkins St. , Union — Investor opportunity. Brick ranch built in 1980, offering 3 bedrooms, 1.5 bathrooms, and approximately 1,376 sq. ft. with an attached one-car carport. Located on a quiet street close to shopping and restaurants. Seller makes no representations or warranties regarding the condition of the property or improvements. Property is sold “AS IS – WHERE IS. ”

8. 2026-05-21
   listed $89,900 Active
9. 2023-08-14
   historical
10. 2022-12-02
    soldstatus $73,000 Sold 1047-char remark

    Show marketing remark (1047 chars)

    JUST REDUCED!!! WOW! Welcome home to 108 Jenkins Street! This home has been very loved and very well maintained over the years and it shows! As you come into the driveway you will find ample parking and a very well cared for yard. As you enter the front door you will find a nicely sized living room that allows plenty of natural lighting. As you walk down the hallway you will come upon the Den perfect for watching College Football on Saturday afternoons as you cook in the nicely sized kitchen! Just off of the kitchen you will find a formal dining room or space perfect for your home office. As you exit the dining room you can walk out onto the back deck and enjoy privacy and a big back yard with a shed that the owner is leaving behind to store all of your yard tools or tractor! As you move back through the home you will also see that all three bedrooms are perfectly sized with a full bathroom between all of them and a half bathroom in the Master! Don't wait to schedule your showing, come see this beautiful home before it is too late!

11. 2022-10-30
    status Pending 1047-char remark

    Show marketing remark (1047 chars)

    JUST REDUCED!!! WOW! Welcome home to 108 Jenkins Street! This home has been very loved and very well maintained over the years and it shows! As you come into the driveway you will find ample parking and a very well cared for yard. As you enter the front door you will find a nicely sized living room that allows plenty of natural lighting. As you walk down the hallway you will come upon the Den perfect for watching College Football on Saturday afternoons as you cook in the nicely sized kitchen! Just off of the kitchen you will find a formal dining room or space perfect for your home office. As you exit the dining room you can walk out onto the back deck and enjoy privacy and a big back yard with a shed that the owner is leaving behind to store all of your yard tools or tractor! As you move back through the home you will also see that all three bedrooms are perfectly sized with a full bathroom between all of them and a half bathroom in the Master! Don't wait to schedule your showing, come see this beautiful home before it is too late!

12. 2022-10-28
    status Active 1047-char remark

    Show marketing remark (1047 chars)

    JUST REDUCED!!! WOW! Welcome home to 108 Jenkins Street! This home has been very loved and very well maintained over the years and it shows! As you come into the driveway you will find ample parking and a very well cared for yard. As you enter the front door you will find a nicely sized living room that allows plenty of natural lighting. As you walk down the hallway you will come upon the Den perfect for watching College Football on Saturday afternoons as you cook in the nicely sized kitchen! Just off of the kitchen you will find a formal dining room or space perfect for your home office. As you exit the dining room you can walk out onto the back deck and enjoy privacy and a big back yard with a shed that the owner is leaving behind to store all of your yard tools or tractor! As you move back through the home you will also see that all three bedrooms are perfectly sized with a full bathroom between all of them and a half bathroom in the Master! Don't wait to schedule your showing, come see this beautiful home before it is too late!

13. 2022-10-19
    historical Contingency Contract 1047-char remark

    Show marketing remark (1047 chars)

    JUST REDUCED!!! WOW! Welcome home to 108 Jenkins Street! This home has been very loved and very well maintained over the years and it shows! As you come into the driveway you will find ample parking and a very well cared for yard. As you enter the front door you will find a nicely sized living room that allows plenty of natural lighting. As you walk down the hallway you will come upon the Den perfect for watching College Football on Saturday afternoons as you cook in the nicely sized kitchen! Just off of the kitchen you will find a formal dining room or space perfect for your home office. As you exit the dining room you can walk out onto the back deck and enjoy privacy and a big back yard with a shed that the owner is leaving behind to store all of your yard tools or tractor! As you move back through the home you will also see that all three bedrooms are perfectly sized with a full bathroom between all of them and a half bathroom in the Master! Don't wait to schedule your showing, come see this beautiful home before it is too late!

14. 2022-10-18
    price $99,999 1047-char remark

    Show marketing remark (1047 chars)

    JUST REDUCED!!! WOW! Welcome home to 108 Jenkins Street! This home has been very loved and very well maintained over the years and it shows! As you come into the driveway you will find ample parking and a very well cared for yard. As you enter the front door you will find a nicely sized living room that allows plenty of natural lighting. As you walk down the hallway you will come upon the Den perfect for watching College Football on Saturday afternoons as you cook in the nicely sized kitchen! Just off of the kitchen you will find a formal dining room or space perfect for your home office. As you exit the dining room you can walk out onto the back deck and enjoy privacy and a big back yard with a shed that the owner is leaving behind to store all of your yard tools or tractor! As you move back through the home you will also see that all three bedrooms are perfectly sized with a full bathroom between all of them and a half bathroom in the Master! Don't wait to schedule your showing, come see this beautiful home before it is too late!

15. 2022-09-29
    listed $123,000 Active 1047-char remark

    Show marketing remark (1047 chars)

    JUST REDUCED!!! WOW! Welcome home to 108 Jenkins Street! This home has been very loved and very well maintained over the years and it shows! As you come into the driveway you will find ample parking and a very well cared for yard. As you enter the front door you will find a nicely sized living room that allows plenty of natural lighting. As you walk down the hallway you will come upon the Den perfect for watching College Football on Saturday afternoons as you cook in the nicely sized kitchen! Just off of the kitchen you will find a formal dining room or space perfect for your home office. As you exit the dining room you can walk out onto the back deck and enjoy privacy and a big back yard with a shed that the owner is leaving behind to store all of your yard tools or tractor! As you move back through the home you will also see that all three bedrooms are perfectly sized with a full bathroom between all of them and a half bathroom in the Master! Don't wait to schedule your showing, come see this beautiful home before it is too late!

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,988
• − Mortgage interest: −$5,036
• − Property taxes: −$1,481
• − Insurance: −$450
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,615
• Taxable income: $488
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,765/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Union

• Score: 52/100
• State rank: #359
• US rank: #25100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, SC
• Population (ZIP): 17,580

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -21.5pp toward R · 2008: -11.2pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+24.5 2016: R+19.3 2012: R+6.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.94%
• Current HPI: 158.1075
• Rent YoY: —
• Metro: —
• 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

-26.9% since first listed

9 events — show timeline

• 2026-05-23 Listed $89,900 SPMLS
• 2026-05-21 Listed $89,900 Greater Greenville MLS
• 2023-08-14 Rental Removed — APPFOLIO
• 2022-12-02 Sold (MLS) $73,000 Greater Greenville MLS
• 2022-10-30 Pending — Greater Greenville MLS
• 2022-10-28 Relisted — Greater Greenville MLS
• 2022-10-19 Contingent — Greater Greenville MLS
• 2022-10-18 Price Changed $99,999 Greater Greenville MLS
• 2022-09-29 Listed $123,000 Greater Greenville MLS

Property tax history

+9.2%/yr

Latest (2025): $1,481 · +7.1% YoY. Source: county tax records.