707 Staunton Bridge Rd · Welcome, SC 29611

$222,500

3 bd · 1.5 ba · 1,422 sqft · SingleFamily public records · 187 Days on market

Built 1965 0.33 ac lot Est $304k · 27% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Traditional ranch on ample-sized, well-kept 1/3-acre lot just outside Greenville City limits to be sold As-Is. House is ready for freshening up and would be a great home for a new family or reinvestment. Fully fenced corner lot has a covered patio and separate patio and fire-pit. The 3 bedroom 1-1/2 bath has room to convert to a full master on-suite and also has a huge den and separate laundry room. Hardwoods are under the carpet and the kitchen opens to amply-sized dining area. A living room offers yet another entertainment area. House and lot currently under rezoning consideration to R10. Home has three paved driveway/parking areas. Adjacent 1/3-acre adjoining lot is also available with d

Key facts

• Separate patio
• Covered patio
• Huge den

Tags

• AMPLE-SIZED LOT
• FULLY FENCED CORNER LOT
• COVERED PATIO
• SEPARATE PATIO
• FIRE-PIT
• HUGE DEN

Property features AI

Finance

• Other: Lead based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees; Community amenities include exercise facility, recreational path, playground, some sidewalks, and a community center

Exterior

• Parking: Driveway parking on paved concrete; No garage
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater; Electric power
• Home design: Single-story home; Approximately 50+ years old; Brick veneer (full) exterior; Composition shingle roof; Crawl space or slab foundation
• Construction: Full brick veneer construction; Composition shingle roof; Crawl space/ slab foundation; Built over 50 years ago
• Exterior features: Patio; Front porch; Tilt-out windows; Outdoor fireplace; Corner lot with sidewalks

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms on main level; Primary bedroom includes a half bath and other features (see remarks); Primary bedroom size approximately 12 x 12; Second bedroom approximately 11 x 11; Third bedroom approximately 11 x 11
• Flooring: Carpet; Hardwood/pine floor under carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Central forced cooling with electric/heat pump; Electric water heater
• Interior features: Laminate countertops; All window treatments remain; No fireplace; Walk-in laundry; Additional storage in attic and other storage (see remarks)
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $72 ($868/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 $189k (15.0% below list).
• Recommended offer: $189k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Welcome — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#5 in SC, #1,321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+.
• 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: Welcome Elementary (math 39% / reading 41%, grade F, #292 of 597 statewide, top 49%, 652 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 rising (+1.7%/yr); 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 44% 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 $2k of loan paydown is wiped out by about $7k 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 187 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $222k implies a 320% 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 $189,084 (15.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 D-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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $304,308
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sangamo Dr	0.34mi	3/2.0	1,455 (+2%)	13mo	$316,500	$218	67
904 Staunton Bridge Rd	0.27mi	3/2.0	1,266 (-11%)	8mo	$135,500	$107	60
107 Stevenson Ln	0.62mi	3/2.0	1,276 (-10%)	16mo	$240,000	$188	39
113 Sandalwood Ln	0.73mi	3/2.0	1,559 (+10%)	13mo	$333,000	$214	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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-33,898
• Equity at exit: $33,175

10-year hold

• IRR: -9.2%
• Equity multiple: 0.46×
• Total profit: $-33,379
• Equity at exit: $19,238

Cash invested: $62,300 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$1,167
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $72

Break-even live

Break-even rent $1,799

Max offer price $222,500

Occupancy floor 91%

Sensitivity live

Price	-10% $198	-5% $135	+0% $72	+5% $9	+10% $-54
Rent	-10% $-77	-5% $-2	+0% $72	+5% $147	+10% $222
Rate	-1.0pp $184	-0.5pp $129	base $72	+0.5pp $15	+1.0pp $-44

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Staunton Bridge Rd Greenville, SC	3.0	2.0	1280	$1,695	$1.32	13d	1	0.26mi
1 Lakeside Rd Greenville, SC	1.0–3.0	1.0–1.5	911	$1,275	$1.40	4d	10	0.88mi
7 Kathryan Ct Greenville, SC	3.0	1.0	1274	$1,800	$1.41	5d	1	1.43mi
1303 Grove Rd Greenville, SC	2.0	2.0	1212	$2,800	$2.31	25d	1	1.50mi

Listing history 22 events

1. 2026-06-22
   days on market $222,500 Active 187 DOM
2. 2026-06-18
   days on market $222,500 Active 184 DOM
3. 2026-06-17
   days on market $222,500 Active 183 DOM
4. 2026-06-16
   days on market $222,500 Active 182 DOM
5. 2026-06-15
   days on market $222,500 Active 181 DOM
6. 2026-06-13
   days on market $222,500 Active 179 DOM
7. 2026-06-13
   days on market $222,500 Active 178 DOM
8. 2026-06-10
   days on market $222,500 Active 176 DOM
9. 2026-06-09
   days on market $222,500 Active 175 DOM
10. 2026-06-08
    days on market $222,500 Active 174 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $222,500 Active 173 DOM
13. 2026-06-03
    days on market $222,500 Active 169 DOM
14. 2026-06-03
    days on market $222,500 Active 168 DOM
15. 2026-06-01
    days on market $222,500 Active 167 DOM
16. 2026-05-31
    days on market $222,500 Active 166 DOM
17. 2026-04-22
    price $222,500
18. 2026-02-13
    price $224,900
19. 2026-01-16
    price $229,000
20. 2025-12-16
    listed $234,000 Active
21. 1985-05-06
    soldstatus $53,000
22. 1981-04-09
    soldstatus $24,400

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $22,690
• − Mortgage interest: −$12,463
• − Property taxes: −$1,943
• − Insurance: −$1,112
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$6,473
• Taxable loss: −$2,932
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,571/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 — Welcome

• Score: 81/100
• State rank: #5
• US rank: #1321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 33,387
• 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

+811.9% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $222,500 Greater Greenville MLS
• 2026-02-13 Price Changed $224,900 Greater Greenville MLS
• 2026-01-16 Price Changed $229,000 Greater Greenville MLS
• 2025-12-16 Listed $234,000 Greater Greenville MLS
• 1985-05-06 Sold (Public Records) $53,000 Public Records
• 1981-04-09 Sold (Public Records) $24,400 Public Records

Property tax history

+14.0%/yr

Latest (2025): $1,943 · +3.4% YoY. Source: county tax records.