37 Brockman Hill Rd · Travelers Rest, SC 29617

$199,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 57 Days on market

Built 1972 1.93 ac lot

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this fixer-upper ideally located between Greenville and Travelers Rest—two of the Upstate’s most sought-after and rapidly growing areas. Just minutes from the popular Swamp Rabbit Trail, enjoy easy access to walking, biking, dining, and local attractions. This 3-bedroom, 1-bath bungalow, built around 1972, offers approximately 936 square feet of potential. Featuring a living room and eat-in kitchen, the home sits on a wooded lot that provides privacy and a peaceful setting. This property is ready for a complete renovation, making it a perfect opportunity for investors, flippers, or buyers looking to create their own vision from the ground up. With its pri

Key facts

• Wooded lot
• Complete renovation
• Prime location

Tags

• WOODED LOT
• COMPLETE RENOVATION
• PRIME LOCATION
• STRONG SURROUNDING MARKET

Property features AI

Finance

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

Exterior

• Parking: Driveway parking (unpaved)
• Utilities: Public water; Septic sewer; No garbage pickup listed
• Home design: Single-story home; Built around 1972; Crawl space foundation; Wood exterior finish; Composition shingle roof
• Construction: Approximate age 50+ years
• Exterior features: Front porch; Some trees / wooded setting

Interior

• Kitchen: Kitchen roughly 19 x 12
• Bedrooms: Primary bedroom with full bath; Master bedroom ~12 x 12; Second bedroom ~12 x 12; Third bedroom ~12 x 12
• Flooring: Hardwood/pine floor under carpet
• Bathrooms: Two full bathrooms; One half bathroom; One full bathroom on main level
• Heating & cooling: No heating system; No cooling system; Water heater: other (see remarks)
• Interior features: Cable available; Countertops: other; No fireplace
• Laundry & utility: Laundry on 1st floor in closet-style area; No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $174k (13.1% below list).
• Recommended offer: $174k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.4% in Travelers Rest — 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 73/100 on livability (#41 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, amenities B+; Watch: commute F, 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: Duncan Chapel Elementary (math 33% / reading 27%, grade F, #394 of 597 statewide, top 66%, 591 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 30% at this address vs 49% district-wide (-19 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 (+1.2%/yr); 170 active listings in the ZIP; 4 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 38% of the median local income ($55k/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 $6k 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 57 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $173,774 (13.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-28,690
• Equity at exit: $29,806

10-year hold

• IRR: -8.9%
• Equity multiple: 0.49×
• Total profit: $-28,509
• Equity at exit: $17,284

Cash invested: $55,972 (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 29617

• Rents YoY: 1.2%
• Active inventory: 170
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $107

Break-even live

Break-even rent $1,602

Max offer price $199,900

Occupancy floor 89%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Southcreek Dr Travelers Rest, SC	2.0	1.0	850	$1,950	$2.29	23d	1	1.22mi
405 Old Buncombe Rd Travelers Rest, SC	2.0	1.0	875	$1,150	$1.31	3d	5	1.32mi
405 Old Buncombe Rd Unit 32 Travelers Rest, SC	2.0	1.0	800	$1,150	$1.44	3d	1	1.32mi
125 Pinestone Dr Travelers Rest, SC	1.0–3.0	1.0–2.0	1243	$2,400	$1.93	3d	39	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $199,900 Active 57 DOM
2. 2026-06-17
   days on market $199,900 Active 56 DOM
3. 2026-06-16
   days on market $199,900 Active 55 DOM
4. 2026-06-15
   days on market $199,900 Active 54 DOM
5. 2026-06-13
   days on market $199,900 Active 52 DOM
6. 2026-06-13
   days on market $199,900 Active 51 DOM
7. 2026-06-10
   days on market $199,900 Active 49 DOM
8. 2026-06-09
   days on market $199,900 Active 48 DOM
9. 2026-06-08
   days on market $199,900 Active 47 DOM
10. 2026-06-07
    days on market $199,900 Active 46 DOM
11. 2026-06-03
    days on market $199,900 Active 42 DOM
12. 2026-06-03
    days on market $199,900 Active 41 DOM
13. 2026-06-01
    days on market $199,900 Active 40 DOM
14. 2026-05-31
    days on market $199,900 Active 39 DOM
15. 2026-04-22
    listed $199,900 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$11,198
• − Property taxes: −$1,612
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,815
• Taxable loss: −$2,108
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $1,788/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 — Travelers Rest

• Score: 73/100
• State rank: #41
• US rank: #5283

Category grades

Amenities B+ Commute F Cost of living A Crime C Employment F Housing B 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: 26,358
• Metro: Greenville-Anderson, SC
• Population (ZIP): 26,582
• Household income: $55,403
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 1209.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 13% Two or more races 10% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, Jamaica, Guatemala
• Languages at home: 74% English-only · Spanish 23% Other Indo-European 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: ▼ -194.04%
• Current HPI: 238.8343
• Rent YoY: ▲ 1.22%
• 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

• 2026-04-22 Listed $199,900 Greater Greenville MLS

Property tax history

+25.0%/yr

Latest (2025): $1,612 · +3.5% YoY. Source: county tax records.