8 New St · Dunean, SC 29611

$173,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 50 Days on market

Built 1940 8,276 sqft lot Est $191k · 9% under

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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 +11.7/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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 3-bedroom, 1-bath home is conveniently located just minutes from downtown Greenville, offering easy access to dining, shopping, and entertainment. With great potential, this property is a blank canvas ready for your personal vision and updates. Don’t miss this opportunity to transform it into something truly special. Home is being sold as-is. If square footage is important, buyers are encouraged to have their agent verify measurements.

Key facts

• 8,276 sq ft lot
• Garage
• Listed 50 days

Property features AI

Finance

• Other: Lead based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved driveway with extra pad
• Utilities: Public water; Public sewer; Electric water heater; Public garbage pickup; Electric power
• Home design: Single-story residence; Approximate age 50+ years; Crawl space foundation; Vinyl siding exterior; Architectural roof
• Construction: Vinyl siding construction; Architectural shingle roof; Crawl space foundation; Built more than 50 years ago
• Exterior features: Front porch; Level lot; Lot is 1/2 acre or less

Interior

• Kitchen: Kitchen approximately 9 x 10
• Bedrooms: Primary bedroom on main level (12 x 12); Second bedroom (10 x 10); Third bedroom (9 x 10); Two bedrooms on the main level
• Flooring: Carpet; Laminate flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cable available; Countertops (other); Electric oven
• Laundry & utility: Laundry located in garage/storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $302 ($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 $168k (2.8% below list).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.0% in Dunean — 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 79/100 on livability (#14 in SC, #2,248 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, 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: Thomas E. Kerns Elementary (math 34% / reading 28%, grade F, #385 of 597 statewide, top 65%, 504 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 31% at this address vs 49% district-wide (-18 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 39% 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 50 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $167,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $190,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Smythe Ave	0.28mi	2/1.5 (-1)	923 (-1%)	9mo	$285,000	$309	70
106 E Wilburn Ave	0.15mi	2/1.0 (-1)	1,000 (+7%)	11mo	$225,000	$225	67
805 S Texas Ave	0.60mi	3/1.0	988 (+6%)	4mo	$141,000	$143	59
219 Heatherly Dr	0.61mi	2/1.0 (-1)	950 (+2%)	13mo	$151,050	$159	53
3 Cardwell St	0.64mi	2/1.0 (-1)	938 (+0%)	14mo	$207,500	$221	53
6 Goodrich St	0.58mi	2/1.0 (-1)	1,055 (+13%)	4mo	$101,000	$96	43
50 Bagwell Cir	0.75mi	2/1.0 (-1)	835 (-11%)	6mo	$170,000	$204	37

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,020
• Equity at exit: $25,795

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,295
• Equity at exit: $14,958

Cash invested: $48,440 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$907
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $302

Break-even live

Break-even rent $1,299

Max offer price $173,000

Occupancy floor 77%

Sensitivity live

Price	-10% $400	-5% $351	+0% $302	+5% $253	+10% $204
Rent	-10% $169	-5% $236	+0% $302	+5% $368	+10% $435
Rate	-1.0pp $389	-0.5pp $346	base $302	+0.5pp $257	+1.0pp $211

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	24d	1	0.44mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	24d	1	0.54mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	15d	1	0.75mi
298 Werts St Greenville, SC	2.0	2.0	1110	$2,000	$1.80	24d	1	0.90mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$3,465	$2.62	3d	110	0.94mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	4d	1	1.15mi
806 Green Ave Greenville, SC	3.0	1.0–2.0	1053	$2,300	$2.18	24d	1	1.17mi
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	24d	1	1.28mi
15 Best Dr Greenville, SC	3.0	1.5	1020	$1,125	$1.10	20d	1	1.32mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	24d	1	1.33mi
412 Green Ave Greenville, SC	2.0	1.0	980	$3,000	$3.06	15d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $173,000 Active 50 DOM
2. 2026-06-17
   days on market $173,000 Active 49 DOM
3. 2026-06-16
   days on market $173,000 Active 48 DOM
4. 2026-06-15
   days on market $173,000 Active 47 DOM
5. 2026-06-13
   days on market $173,000 Active 45 DOM
6. 2026-06-13
   pricedays on market $173,000 Active 44 DOM
7. 2026-06-10
   days on market $185,000 Active 42 DOM
8. 2026-06-09
   days on market $185,000 Active 41 DOM
9. 2026-06-08
   days on market $185,000 Active 40 DOM
10. 2026-06-07
    days on market $185,000 Active 39 DOM
11. 2026-06-03
    days on market $185,000 Active 35 DOM
12. 2026-06-03
    days on market $185,000 Active 34 DOM
13. 2026-06-01
    days on market $185,000 Active 33 DOM
14. 2026-05-31
    days on market $185,000 Active 32 DOM
15. 2026-04-29
    listed $185,000 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: $562 · $47/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$424/yr (+$35/mo · 75.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 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: $20,173
• − Mortgage interest: −$9,691
• − Property taxes: −$562
• − Insurance: −$865
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,033
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,432/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 — Dunean

• Score: 79/100
• State rank: #14
• US rank: #2248

Category grades

Amenities C- 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: Dunean, 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

1 event — show timeline

• 2026-04-29 Listed $185,000 Greater Greenville MLS

Property tax history

-4.1%/yr

Latest (2025): $562 · +7.0% YoY. Source: county tax records.