2 Kitty Ln · Wade Hampton, SC 29687

$125,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 5 Days on market

Built 1964 10,018 sqft lot Est $207k · 39% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

Key facts

• Spacious yard
• Great bones
• 0.23 acre lot

Tags

• SPACIOUS YARD
• GREAT BONES

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story residence; Property age approximately 31–50 years; Lead-based paint and residential property disclosures required
• Construction: Vinyl siding; Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Level lot with some trees

Interior

• Kitchen: Kitchen approx. 8 x 11; Electric oven / stand-alone electric range
• Bedrooms: Primary bedroom on main level with full bath and tub/shower (12 x 11); Second bedroom on main level (12 x 10)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Smooth ceilings; Solid surface countertops; Smoke detector
• Laundry & utility: Laundry on first floor and in garage/storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.1% vs local median 2.8% in Wade Hampton — 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 75/100 on livability (#26 in SC, #3,981 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, health & safety A-; Watch: commute D+, amenities 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: Lake Forest Elementary (math 45% / reading 42%, grade F, #246 of 597 statewide, top 42%, 809 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 soft (-0.5%/yr); 299 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $46k; list at $125k implies a 169% 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 $125,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $206,596
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Kitty Ln	0.00mi	2/1.0	785 (+4%)	0mo	$137,000	$175	93
7 Elberta St	0.28mi	2/1.0	741 (-2%)	1mo	$203,000	$274	83
7 Picadilly St	0.53mi	2/1.0	825 (+9%)	1mo	$232,900	$282	59
8 Picadilly St	0.53mi	2/1.0	845 (+12%)	8mo	$154,500	$183	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-11,903
• Equity at exit: $18,638

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-9,347
• Equity at exit: $10,808

Cash invested: $35,000 (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 29687

• Rents YoY: -0.5%
• Active inventory: 299
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $190

Break-even live

Break-even rent $1,047

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 Edwards Rd Taylors, SC	1.0–3.0	1.0	911	$1,162	$1.28	3d	8	0.58mi
4302 Edwards Rd Taylors, SC	2.0	1.5	975	$950	$0.97	24d	1	0.62mi
7 Pembroke Ln Taylors, SC	3.0	2.0	1094	$1,650	$1.51	24d	1	0.63mi
213 Donnan Rd Taylors, SC	3.0	1.0	999	$1,200	$1.20	3d	1	0.75mi
701 Ikes Rd Unit A Taylors, SC	3.0	2.0	1000	$1,595	$1.59	14d	1	1.04mi
2207 Wade Hampton Blvd Greenville, SC	1.0–2.0	1.0	870	$1,200	$1.38	14d	8	1.19mi
3549 Rutherford Rd Taylors, SC	1.0–2.0	1.0–2.0	817	$1,223	$1.50	3d	18	1.29mi

Listing history 7 events

1. 2026-05-03
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

2. 2026-05-03
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

3. 2026-05-03
   status Pending

   Show marketing remark (381 chars)

   Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

4. 2026-04-27
   listed $125,000 Active 381-char remark

   Show marketing remark (381 chars)

   Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

5. 2026-04-27
   listed $125,000 Active 381-char remark

   Show marketing remark (381 chars)

   Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

6. 2026-04-27
   listed $125,000 Active

   Show marketing remark (381 chars)

   Calling all investors! Here is a great opportunity to own a property that is a blank canvas. This home has great bones. It is two bedroom and one bath. The flat yard is very spacious and just under 1/4 acre. So much potential for the lucky buyer. Take a look at 4 Kitty Lane and 5 Kitty Lane for an idea of the potential of this property. There is a home inspection report to view.

7. 2017-03-03
   soldstatus $46,500

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,459
• − Mortgage interest: −$7,002
• − Property taxes: −$1,436
• − Insurance: −$625
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,636
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,217/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 — Wade Hampton

• Score: 75/100
• State rank: #26
• US rank: #3981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wade Hampton, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 44,861
• Household income: $80,051
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 897.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 12% Hispanic / Latino 11% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 9% Vietnamese 1% German/W. Germanic 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: ▼ -189.27%
• Current HPI: 252.7649
• Rent YoY: ▼ -0.51%
• 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

+168.8% since first listed

7 events — show timeline

• 2026-05-03 Pending — SPMLS
• 2026-05-03 Pending — WUMLS
• 2026-05-03 Pending — Greater Greenville MLS
• 2026-04-27 Listed $125,000 SPMLS
• 2026-04-27 Listed $125,000 Greater Greenville MLS
• 2026-04-27 Listed $125,000 WUMLS
• 2017-03-03 Sold (Public Records) $46,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,436 · +3.8% YoY. Source: county tax records.