1 Cashmere Dr · Gantt, SC 29605

$200,000

4 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 1 Days on market

Built 1963 10,454 sqft lot Est $237k · 16% under

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Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +14.5/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert!!!! All brick home in prime location with endless potential. Fixer-Upper in the Heart of Pine Hill Village. Only minutes from Augusta Rd. Nestled in one of the area's most desirable neighborhoods, this property offers the ultimate "good bones" opportunity. While the home requires significant cosmetic and some structural repairs, it presents an incredible canvas to build instant equity. Sold as-is, seller will not make repairs. BUYER TO VERIFY SQ. FT.

Key facts

• Brick home
• Good bones
• Prime location

Tags

• BRICK HOME
• PRIME LOCATION
• FIXER-UPPER
• HEART OF PINE HILL VILLAGE
• DESIRABLE NEIGHBORHOODS
• GOOD BONES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Single-family residence; One-story
• Construction: Slab foundation
• Exterior features: Corner lot; Lot is about 0.24 acres

Interior

• Flooring: Brick
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Brick flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.1% vs local median 4.1% in Gantt — 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 69/100 on livability (#73 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: crime D+, amenities 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: Sara Collins Elementary (math 54% / reading 55%, grade C, #123 of 597 statewide, top 22%, 861 students, 55% FRL); Southside High (math 25% / reading 64%, grade F, #166 of 196 statewide, top 87%, 1,041 students, 100% FRL) — zoned schools average 77% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($66k/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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $200,000

Questions for the listing agent

1. Built in 1963 — 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 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?
4. 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?
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: 1.14% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $236,844
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Jacobs Rd	0.03mi	3/2.5 (-1)	1,973 (+8%)	19mo	$529,900	$269	63
813 Pine Creek Dr	0.61mi	3/1.5 (-1)	1,713 (-7%)	13mo	$214,000	$125	42
822 Pine Creek Dr	0.65mi	4/2.5	2,012 (+10%)	20mo	$260,500	$129	35

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.98×
• Total profit: $-1,396
• Equity at exit: $29,821

10-year hold

• IRR: 9.7%
• Equity multiple: 1.78×
• Total profit: $43,520
• Equity at exit: $17,292

Cash invested: $56,000 (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 29605

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $461

Break-even live

Break-even rent $1,695

Max offer price $200,000

Occupancy floor 75%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 E Castle Dr Greenville, SC	4.0	2.5	1824	$1,844	$1.01	24d	1	0.24mi
12a Amherst Ave Greenville, SC	3.0	3.0	2600	$2,500	$0.96	3d	1	1.14mi
28 Douglas Dr Greenville, SC	3.0	3.5	2600	$4,000	$1.54	24d	1	1.14mi
304 Harvest Hill Ln Greenville, SC	4.0	2.5	1900	$1,900	$1.00	12d	1	1.32mi
113 High Valley Blvd Greenville, SC	3.0	1.5	1668	$1,950	$1.17	24d	1	1.38mi

Listing history 3 events

1. 2026-06-08
   status $200,000 Pending 1 DOM
2. 2026-06-08
   remarks 469-char remark
3. 2026-06-08
   listed $200,000 Active 1 DOM

ⓘ 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: $2,481 · $207/mo
• Projected year-2 tax: $2,481 · $207/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,335
• − Mortgage interest: −$11,203
• − Property taxes: −$2,481
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$5,818
• Taxable income: $2,460
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $4,938/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 — Gantt

• Score: 69/100
• State rank: #73
• US rank: #8663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gantt, SC
• County: Greenville County · 573,815 people
• City population: 40,161
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

+566.7% since first listed

3 events — show timeline

• 2026-06-07 Listed $200,000 SPMLS
• 1986-06-22 Sold (Public Records) $230,000 Public Records
• 1982-01-21 Sold (Public Records) $30,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,481 · +291.4% YoY. Source: county tax records.