12 Blackwood St · Judson, SC 29611

$179,000

1 bd · 1.0 ba · 636 sqft · SingleFamily public records · 190 Days on market

Built 1920 0.40 ac lot Est $167k · 7% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• ARV discount +4.3/15.0
• 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

LOCATION! LOCATION! LOCATION! This home provides you so many opportunities if your an investor awesome spot to fix & flip or if you a someone seeking a home. The 203K renovation loan can make this your dream home in a awesome location. You will be walking distance to all the DOWNTOWN GREENVILLE SOUTH CAROLINA ACTION! So don't wait tour this home and close the deal on a great opportunity.

Key facts

• 203k renovation loan
• 0.4 acre lot
• Listed 190 days

Tags

• WALKING DISTANCE TO DOWNTOWN
• FIX AND FLIP OPPORTUNITY
• 203K RENOVATION LOAN

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; No garage
• Home design: Single-story residence; Approximate age 50+ years; Lead based paint and residential property disclosures required
• Construction: Partial brick veneer and vinyl siding exterior; Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Deck; Some storm doors; Some storm windows; Vinyl/aluminum trim; Level lot with creek

Interior

• Kitchen: Convection oven; Refrigerator; Electric cooktop; Kitchen approximately 4 x 8
• Bedrooms: Primary bedroom on main level with tub/shower (8 x 8); Second bedroom on main level (6 x 8)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cable available; Ceiling fan; Smooth ceilings; Laminate countertops
• Laundry & utility: Laundry on first floor with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $272 ($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 $172k (4.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#10 in SC, #1,636 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: 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: Hollis Academy (math 28% / reading 21%, grade F, #452 of 597 statewide, top 78%, 608 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 24% at this address vs 49% district-wide (-24 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 rising (+1.7%/yr); 278 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/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

• It's been on market 190 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $167,268
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3A Wallace St	0.53mi	1/1.0	684 (+8%)	4mo	$180,000	$263	59

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,923
• Equity at exit: $26,689

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,187
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$939
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $272

Break-even live

Break-even rent $1,373

Max offer price $179,000

Occupancy floor 79%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	23d	1	0.44mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$2,052	$1.55	2d	110	0.44mi
321 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	23d	1	0.61mi
317 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	23d	1	0.62mi
101 Wilkins St Greenville, SC	1.0	1.0	600	$1,850	$3.08	3d	1	0.79mi
111 N Calhoun St Greenville, SC	2.0	1.0	650	$1,250	$1.92	23d	1	0.92mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$2,313	$2.18	3d	25	0.95mi
366 Field St Greenville, SC	2.0	1.0–2.0	926	$3,341	$3.61	2d	9	0.99mi
104 Wardlaw St Greenville, SC	3.0	1.0–2.0	1126	$2,687	$2.39	3d	42	1.21mi
25 River St Greenville, SC	2.0	1.0–2.0	842	$2,312	$2.74	3d	10	1.29mi
823 S Church St Greenville, SC	2.0	1.0–2.0	792	$1,566	$1.98	2d	12	1.33mi
100 Lewis Dr Unit 22-E Greenville, SC	1.0	1.0	600	$1,295	$2.16	23d	1	1.42mi
101 Reedy View Dr Greenville, SC	2.0	1.0–2.0	862	$2,514	$2.91	2d	31	1.44mi

Listing history 16 events

1. 2026-06-19
   price $179,000 Active 190 DOM
2. 2026-06-18
   days on market $189,000 Active 190 DOM
3. 2026-06-17
   days on market $189,000 Active 189 DOM
4. 2026-06-16
   days on market $189,000 Active 188 DOM
5. 2026-06-15
   days on market $189,000 Active 187 DOM
6. 2026-06-13
   days on market $189,000 Active 185 DOM
7. 2026-06-13
   days on market $189,000 Active 184 DOM
8. 2026-06-10
   days on market $189,000 Active 182 DOM
9. 2026-06-08
   days on market $189,000 Active 181 DOM
10. 2026-06-07
    days on market $189,000 Active 180 DOM
11. 2026-06-03
    days on market $189,000 Active 176 DOM
12. 2026-06-03
    days on market $189,000 Active 175 DOM
13. 2026-06-01
    days on market $189,000 Active 174 DOM
14. 2026-05-31
    days on market $189,000 Active 173 DOM
15. 2026-02-04
    price $189,000
16. 2025-12-08
    listed $190,000 Active

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$166/yr (+$14/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% 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 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: $20,608
• − Mortgage interest: −$10,027
• − Property taxes: −$855
• − Insurance: −$895
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$5,207
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,188/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 — Judson

• Score: 80/100
• State rank: #10
• US rank: #1636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Judson, SC
• County: Greenville County · 573,815 people
• 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

-0.5% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $189,000 Greater Greenville MLS
• 2025-12-08 Listed $190,000 Greater Greenville MLS

Property tax history

+2.4%/yr

Latest (2025): $855 · +2.9% YoY. Source: county tax records.