2 C St · Judson, SC 29611

$165,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 231 Days on market

Built 1940 0.25 ac lot Est $159k · at est.

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +5.9/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Existing rental in Judson Mills with large yard and huge potential. House has 10+ foot ceilings throughout and extended foyer with oversized doorways. Home could easily be reframed to create a 3rd bedroom or flex-room by just adding a doorway. The yard

Key facts

• Large yard
• Oversized doorways
• 10 foot ceilings

Tags

• LARGE YARD
• 10 FOOT CEILINGS
• EXTENDED FOYER
• OVERSIZED DOORWAYS
• 3RD BEDROOM POTENTIAL

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees; some sidewalks in the community

Exterior

• Parking: Driveway parking with paved asphalt
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup
• Home design: Single-story residence; Approximately 50+ years old; Crawl space foundation
• Construction: Asbestos shingle exterior finish; Composition shingle roof
• Exterior features: Front porch; Corner lot with fenced yard and sidewalks

Interior

• Kitchen: Kitchen approximately 10 x 14; Electric stand-alone range
• Bedrooms: Two main-level bedrooms; primary bedroom listed as 'Other/See Remarks'; Secondary bedrooms about 11 x 11
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric forced-air heating; Central forced cooling
• Interior features: 9-foot (or higher) ceilings; Wood-burning fireplace; No specialty rooms listed
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/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: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#10 in SC, #1,636 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: 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: Hollis Academy (math 28% / reading 21%, grade F, #452 of 597 statewide, top 78%, 608 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 24% at this address vs 49% district-wide (-24 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 (+1.7%/yr); 278 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 41% 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 $1k of loan paydown is wiped out by about $5k 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 231 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $165k implies a 3200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
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: 1.07% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $159,216
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Mason St	0.43mi	2/1.0	945 (+10%)	1mo	$197,500	$209	62
9 Barnwell St	0.41mi	2/2.0	900 (+5%)	16mo	$155,000	$172	55
26 Baldwin St	0.52mi	2/1.0	952 (+11%)	7mo	$182,500	$192	51
8 Baldwin St	0.63mi	2/1.0	900 (+5%)	14mo	$151,500	$168	51
13 Calvert St	0.37mi	2/1.0	970 (+13%)	14mo	$180,000	$186	49
219 Heatherly Dr	0.62mi	2/1.0	950 (+11%)	13mo	$151,050	$159	42
3 Cardwell St	0.71mi	2/1.0	938 (+10%)	14mo	$207,500	$221	39

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,789
• Equity at exit: $24,602

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $15,739
• 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 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 278
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$865
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $365

Break-even live

Break-even rent $1,300

Max offer price $165,000

Occupancy floor 74%

Sensitivity live

Price	-10% $458	-5% $411	+0% $365	+5% $318	+10% $271
Rent	-10% $226	-5% $295	+0% $365	+5% $434	+10% $504
Rate	-1.0pp $448	-0.5pp $407	base $365	+0.5pp $322	+1.0pp $278

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	4d	1	0.11mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	25d	1	0.15mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$2,758	$2.08	4d	110	0.26mi
19 Saco St Greenville, SC	2.0	2.0	1050	$2,400	$2.29	25d	1	0.47mi
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	25d	1	0.62mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	25d	1	0.64mi
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	25d	1	0.74mi
111 N Calhoun St Greenville, SC	2.0	1.0	650	$1,250	$1.92	25d	1	0.77mi
317 Douthit St Greenville, SC	2.0	1.0	825	$1,095	$1.33	4d	1	0.81mi
806 Green Ave Greenville, SC	3.0	1.0–2.0	1053	$2,033	$1.93	25d	1	0.82mi
412 Green Ave Greenville, SC	2.0	1.0	980	$3,000	$3.06	15d	1	0.86mi
298 Werts St Greenville, SC	2.0	2.0	1110	$2,000	$1.80	25d	1	0.92mi
304 N Leach St Greenville, SC	2.0	1.0	756	$1,250	$1.65	25d	1	0.93mi
1 Craven St Unit 8 Greenville, SC	2.0	1.0	850	$1,350	$1.59	4d	1	0.93mi
1 E Main St Greenville, SC	1.0–3.0	1.0–2.0	1241	$2,098	$1.69	4d	28	0.94mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$2,883	$2.72	4d	25	0.98mi
321 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	25d	1	0.98mi
317 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	25d	1	0.99mi
500 Birnie St Greenville, SC	2.0	1.0	980	$1,475	$1.51	25d	1	1.03mi
366 Field St Greenville, SC	2.0	1.0–2.0	926	$4,698	$5.07	4d	9	1.12mi
101 Wilkins St Greenville, SC	1.0	1.0	600	$1,850	$3.08	4d	1	1.14mi
301 Augusta St Unit 202 Greenville, SC	1.0	1.5	861	$1,725	$2.00	25d	1	1.18mi
104 Wardlaw St Greenville, SC	3.0	1.0–2.0	1126	$3,579	$3.18	4d	42	1.21mi
400 Mills Ave Greenville, SC	1.0	1.0	900	$1,675	$1.86	4d	1	1.24mi
39 E 7th St Greenville, SC	3.0	2.0	1120	$1,750	$1.56	4d	1	1.25mi
33 9th St Greenville, SC	2.0	1.0	886	$1,000	$1.13	25d	1	1.32mi
25 River St Greenville, SC	2.0	1.0–2.0	842	$3,066	$3.64	4d	10	1.34mi
101 Reedy View Dr Greenville, SC	2.0	1.0–2.0	862	$3,577	$4.15	4d	31	1.38mi
5001 Assembly View Cir Greenville, SC	1.0–3.0	1.0–2.0	975	$1,328	$1.36	4d	27	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $165,000 Active 231 DOM
2. 2026-06-17
   days on market $165,000 Active 230 DOM
3. 2026-06-16
   days on market $165,000 Active 229 DOM
4. 2026-06-15
   days on market $165,000 Active 228 DOM
5. 2026-06-13
   days on market $165,000 Active 226 DOM
6. 2026-06-13
   days on market $165,000 Active 225 DOM
7. 2026-06-10
   days on market $165,000 Active 223 DOM
8. 2026-06-09
   days on market $165,000 Active 222 DOM
9. 2026-06-08
   days on market $165,000 Active 221 DOM
10. 2026-06-07
    days on market $165,000 Active 220 DOM
11. 2026-06-03
    days on market $165,000 Active 216 DOM
12. 2026-06-03
    days on market $165,000 Active 215 DOM
13. 2026-06-01
    days on market $165,000 Active 214 DOM
14. 2026-05-31
    days on market $165,000 Active 213 DOM
15. 2026-05-17
    price $165,000
16. 2026-05-07
    status Active
17. 2026-05-01
    historical
18. 2026-04-24
    price $185,000
19. 2026-03-12
    price $195,000
20. 2025-12-03
    price $199,000
21. 2025-10-23
    listed $205,000 Active
22. 2012-11-16
    soldstatus $5,000
23. 2009-03-19
    soldstatus $29,680
24. 1992-07-05
    soldstatus $18,000
25. 1984-02-27
    soldstatus $13,025

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 5/10 Major 7 d/yr ≥102°F today · 16 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: $21,136
• − Mortgage interest: −$9,243
• − Property taxes: −$1,112
• − Insurance: −$825
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$4,800
• Taxable income: $1,775
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,951/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 — Judson

• Score: 80/100
• State rank: #10
• US rank: #1636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Judson, SC
• County: Greenville County · 573,815 people
• 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

+1166.8% since first listed

11 events — show timeline

• 2026-05-17 Price Changed $165,000 Greater Greenville MLS
• 2026-05-07 Relisted — Greater Greenville MLS
• 2026-05-01 Listing Removed — Greater Greenville MLS
• 2026-04-24 Price Changed $185,000 Greater Greenville MLS
• 2026-03-12 Price Changed $195,000 Greater Greenville MLS
• 2025-12-03 Price Changed $199,000 Greater Greenville MLS
• 2025-10-23 Listed $205,000 Greater Greenville MLS
• 2012-11-16 Sold (Public Records) $5,000 Public Records
• 2009-03-19 Sold (Public Records) $29,680 Public Records
• 1992-07-05 Sold (Public Records) $18,000 Public Records
• 1984-02-27 Sold (Public Records) $13,025 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,112 · +3.4% YoY. Source: county tax records.