1225 Mathis Rd Ut2 Rd · Greenwood, SC 29649

$177,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 3 Days on market

Built 1986 1,292 sqft lot Est $202k · 12% under $150/mo HOA · 7% of rent

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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 +25.9/30.0
• ARV discount +13.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath condo with family room, kitchen with dining area, separate laundry room, & sun porch. One bedroom and full bath downstairs. Large master bedroom upstairs with lots of storage space. Also upstairs is an additional bedroom and full bath.

Key facts

• Thermopane windows
• Granite counter tops
• 1,292 sq ft lot

Tags

• GRANITE COUNTER TOPS
• THERMOPANE WINDOWS
• LUXURY VINYL FLOORING
• NEW ARCHITECTURAL ROOF

Property features AI

Finance

• Other: Property backs up to Regency Park; Subdivision: GREEN POINTE; Directions: Mathis Rd across from Brewster's Ice Cream Parlor
• HOA & community: Homeowners association with a $150 monthly fee; HOA fee includes insurance and grounds maintenance; Community has street lights

Exterior

• Security: Smoke detectors
• Utilities: Natural gas connected; Public sewer connected; Public water connected
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Slab foundation; Built with vinyl materials
• Exterior features: Covered front porch; Shed; Rolling slope lot; County road frontage (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric cooling; Ceiling fans
• Interior features: Eat-in kitchen; Cathedral ceilings; Ceiling fans; Granite countertops; Insulated windows
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Cap rate 9.3% vs local median 3.6% in Greenwood — 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 63/100 on livability (#167 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, schools F, crime F.
• Greenwood 50 (town): math 31% / reading 39% proficiency, ranked #43 of 80 in SC (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 253 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• At $2,292/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 566% 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 $5k of value loss. Plan a longer hold.
• Greenwood County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.30% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Shortleaf Ct	0.53mi	3/2.0	1,244 (+4%)	1mo	$235,000	$189	68
1411 Mathis Rd	0.47mi	3/2.0	1,130 (-6%)	19mo	$190,000	$168	52
227 Loblolly Cir	0.48mi	3/2.0	1,344 (+12%)	10mo	$219,000	$163	49
112 Eastman St	0.68mi	2/1.0 (-1)	1,184 (-1%)	14mo	$210,000	$177	45
138 Country Vlg	0.53mi	2/1.5 (-1)	1,020 (-15%)	14mo	$97,000	$95	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-679
• Equity at exit: $26,391

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $35,819
• Equity at exit: $15,304

Cash invested: $49,560 (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 29649

• Active inventory: 253
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$150
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $438

Break-even live

Break-even rent $1,738

Max offer price $177,000

Occupancy floor 76%

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	23d	1	0.80mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	14d	1	0.83mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	23d	1	0.83mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	23d	1	0.86mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 4 events

1. 2026-06-19
   days on market $177,000 Active 3 DOM
2. 2026-06-18
   days on market $177,000 Active 2 DOM
3. 2026-06-17
   remarks 569-char remark
4. 2026-06-17
   listed $177,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,507
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$1,800
• − Depreciation: −$5,149
• Taxable income: $2,702
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $4,604/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: Greenwood 50
• NCES district ID: 4502340
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $37,663
• Composite: 29.14/100
• National rank: #6585
• State rank: #43 of 80 in SC

Livability — Greenwood

• Score: 63/100
• State rank: #167
• US rank: #15097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenwood County · 26,275 people
• City population: 26,275
• Metro: Greenwood, SC
• Population (ZIP): 26,275
• Household income: $54,585
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 566.0

Population outlook (Greenwood County) Hauer SSP2

• Today (2025): 69,627 people
• By 2030: 68,905 · -1.0%
• By 2040: 66,640 · -4.3%
• By 2050: 63,768 · -8.4%
• By 2075: 55,769 · -19.9%
• By 2100: 47,293 · -32.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 25% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 3% Italian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greenwood

• 2024 margin: Strong R (+29.0) · D 34.9% · R 63.8% · Other 1.3%
• 2008→2024 swing: -13.3pp toward R · 2008: -15.7pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+22.8 2016: R+21.8 2012: R+15.4 2008: R+15.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.00%
• Current HPI: 167.9262
• Rent YoY: —
• Metro: Greenwood, 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

+142.5% since first listed

31 events — show timeline

• 2026-06-12 Listed $177,000 GAOR
• 2025-02-17 Sold (MLS) $154,900 GAOR
• 2025-01-07 Contingent — GAOR
• 2024-12-20 Listed $154,900 GAOR
• 2024-08-08 Sold (MLS) $154,900 GAOR
• 2024-07-11 Contingent — GAOR
• 2024-07-09 Listed $154,900 GAOR
• 2022-08-01 Sold (MLS) $136,000 GAOR
• 2022-06-07 Sold (MLS) $136,000 GAOR
• 2022-06-06 Listed $140,000 GAOR
• 2022-05-04 Sold (MLS) $130,000 GAOR
• 2022-04-08 Listed $145,000 GAOR
• 2022-02-09 Listed $129,900 GAOR
• 2020-10-16 Sold (MLS) $88,500 GAOR
• 2020-08-20 Listed $85,000 GAOR
• 2015-12-01 Sold (MLS) $64,000 GAOR
• 2015-05-15 Sold (MLS) $75,900 GAOR
• 2015-01-29 Listed $69,900 GAOR
• 2015-01-06 Listed $79,900 GAOR
• 2011-08-11 Sold (MLS) $69,500 GAOR
• 2010-11-21 Listed $74,900 GAOR
• 2010-02-11 Sold (MLS) $67,000 GAOR
• 2009-12-08 Sold (MLS) $74,000 GAOR
• 2009-09-01 Listed $73,900 GAOR
• 2009-07-29 Listed $74,000 GAOR
• 2009-07-08 Sold (MLS) $74,000 GAOR
• 2008-10-31 Listed $78,900 GAOR
• 2007-09-21 Sold (MLS) $74,000 GAOR
• 2007-05-28 Listed $74,500 GAOR
• 2006-09-13 Sold (MLS) $70,000 GAOR
• 2006-07-28 Listed $73,000 GAOR