103 Anita Way · Greenwood, SC 29649

$165,000

3 bd · 2.0 ba · 1,692 sqft · Other public records · 51 Days on market

Built 1957 0.39 ac lot ↓ 7% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK HOME ON THE OLD DUKE RATE!! That's right, that means the electric bill will not be more than $50/month maximum. Imagine the savings each month. Charming brick home in a desirable location, conveniently situated near the hospital and Emerald High School. This property features original hardwood floors that add warmth and character throughout. The spacious kitchen offers plenty of room for cooking and gathering, while the large backyard provides endless possibilities for outdoor enjoyment, gardening, or expansion. A carport adds convenient covered parking. This home is full of potential and ready for your personal touch, with opportunities to update and make it your own. Its proximity to Lander University also makes it an excellent rental opportunity for student housing. Whether you're looking for a primary residence, an investment property, or a flip project, the options are endless. This is your chance to transform this well-located property into something truly special! AND DON'T FORGET ABOUT THE OLD DUKE RATE!

Key facts

• 0.39 acre lot
• Garage
• Built 1957

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached carport; 1-car garage
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Over 50 years old; Crawlspace foundation
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Deck; Property not in a subdivision; Outside city limits

Interior

• Kitchen: Granite counters
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central cooling via heat pump (electric)
• Interior features: Ceiling fans; Granite countertops; Jack and Jill bathroom; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.6% in Greenwood — 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 63/100 on livability (#167 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, schools F, crime F.
• Greenwood 50 (town): math 31% / reading 39% proficiency, ranked #43 of 80 in SC (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 253 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• At $2,290/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Greenwood County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1957 — 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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $17,677
• Equity at exit: $24,602

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $72,631
• Equity at exit: $14,266

Cash invested: $46,200 (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 29649

• Active inventory: 253
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,290 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $697

Break-even live

Break-even rent $1,407

Max offer price $165,000

Occupancy floor 65%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	23d	1	1.39mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	23d	1	1.45mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	14d	1	1.45mi
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	23d	1	1.46mi

Listing history 22 events

1. 2026-06-19
   days on market $165,000 Active 51 DOM
2. 2026-06-18
   days on market $165,000 Active 50 DOM
3. 2026-06-17
   days on market $165,000 Active 49 DOM
4. 2026-06-16
   days on market $165,000 Active 48 DOM
5. 2026-06-15
   days on market $165,000 Active 47 DOM
6. 2026-06-14
   days on market $165,000 Active 45 DOM
7. 2026-06-12
   days on market $165,000 Active 44 DOM
8. 2026-06-09
   days on market $165,000 Active 41 DOM
9. 2026-06-08
   days on market $165,000 Active 40 DOM
10. 2026-06-07
    days on market $165,000 Active 39 DOM
11. 2026-06-07
    days on market $165,000 Active 38 DOM
12. 2026-06-03
    days on market $165,000 Active 35 DOM
13. 2026-06-02
    days on market $165,000 Active 34 DOM
14. 2026-06-01
    price $165,000 Active 33 DOM
15. 2026-06-01
    days on market $175,000 Active 33 DOM
16. 2026-05-31
    days on market $175,000 Active 32 DOM
17. 2026-05-30
    days on market $175,000 Active 31 DOM
18. 2026-05-11
    listed $184,999
19. 2026-05-11
    historical
20. 2026-04-29
    listed $184,999 Active
21. 2026-04-28
    price $184,999 1034-char remark

    Show marketing remark (1034 chars)

    BRICK HOME ON THE OLD DUKE RATE!! That's right, that means the electric bill will not be more than $50/month maximum. Imagine the savings each month. Charming brick home in a desirable location, conveniently situated near the hospital and Emerald High School. This property features original hardwood floors that add warmth and character throughout. The spacious kitchen offers plenty of room for cooking and gathering, while the large backyard provides endless possibilities for outdoor enjoyment, gardening, or expansion. A carport adds convenient covered parking. This home is full of potential and ready for your personal touch, with opportunities to update and make it your own. Its proximity to Lander University also makes it an excellent rental opportunity for student housing. Whether you're looking for a primary residence, an investment property, or a flip project, the options are endless. This is your chance to transform this well-located property into something truly special! AND DON'T FORGET ABOUT THE OLD DUKE RATE!

22. 2026-04-17
    listed $199,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    BRICK HOME ON THE OLD DUKE RATE!! That's right, that means the electric bill will not be more than $50/month maximum. Imagine the savings each month. Charming brick home in a desirable location, conveniently situated near the hospital and Emerald High School. This property features original hardwood floors that add warmth and character throughout. The spacious kitchen offers plenty of room for cooking and gathering, while the large backyard provides endless possibilities for outdoor enjoyment, gardening, or expansion. A carport adds convenient covered parking. This home is full of potential and ready for your personal touch, with opportunities to update and make it your own. Its proximity to Lander University also makes it an excellent rental opportunity for student housing. Whether you're looking for a primary residence, an investment property, or a flip project, the options are endless. This is your chance to transform this well-located property into something truly special! AND DON'T FORGET ABOUT THE OLD DUKE RATE!

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,477
• − Mortgage interest: −$9,243
• − Property taxes: −$2,133
• − Insurance: −$825
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$4,800
• Taxable income: $6,080
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $6,906/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: Greenwood 50
• NCES district ID: 4502340
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $37,663
• Composite: 29.14/100
• National rank: #6585
• State rank: #43 of 80 in SC

Livability — Greenwood

• Score: 63/100
• State rank: #167
• US rank: #15097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenwood County · 26,275 people
• City population: 26,275
• Metro: Greenwood, SC
• Population (ZIP): 26,275
• Household income: $54,585
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 566.0

Population outlook (Greenwood County) Hauer SSP2

• Today (2025): 69,627 people
• By 2030: 68,905 · -1.0%
• By 2040: 66,640 · -4.3%
• By 2050: 63,768 · -8.4%
• By 2075: 55,769 · -19.9%
• By 2100: 47,293 · -32.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 25% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 3% Italian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greenwood

• 2024 margin: Strong R (+29.0) · D 34.9% · R 63.8% · Other 1.3%
• 2008→2024 swing: -13.3pp toward R · 2008: -15.7pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+22.8 2016: R+21.8 2012: R+15.4 2008: R+15.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.00%
• Current HPI: 167.9262
• Rent YoY: —
• Metro: Greenwood, 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

-7.0% since first listed

5 events — show timeline

• 2026-05-11 Listing Removed — WUMLS
• 2026-05-11 Listed $184,999 WUMLS
• 2026-04-29 Listed $184,999 WUMLS
• 2026-04-28 Price Changed $184,999 GAOR
• 2026-04-17 Listed $199,000 GAOR

Property tax history

+17.0%/yr

Latest (2025): $2,133 · +365.0% YoY. Source: county tax records.