1523 Scotch Cross Road East Rd · Greenwood, SC 29649

$159,000

3 bd · 2.0 ba · 1,448 sqft · Other public records · 75 Days on market

Built 1980 1.16 ac lot ↓ 5% since listing

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

RENOVATED DOUBLE-WIDE and MOVE-IN READY! Discover peaceful country living on the south end of town with this beautifully updated 4 bedroom, 2 bath home sitting on a little over 1 acre. Tucked back off the road for maximum privacy and offering a spacious yard, this property has the room, updates, and value buyers are looking for! Major Renovations Completed in 2022: New 3-ton HVAC system New hot water heater Updated wiring & plumbing New windows New T-11 wood siding New roof & insulation New front porch Inside, enjoy an inviting layout with plenty of natural light, spacious bedrooms, and room to personalize. With four true bedrooms, this home offers flexibility for a growi

Key facts

• Spacious yard
• Maximum privacy
• Updated wiring

Tags

• MAXIMUM PRIVACY
• SPACIOUS YARD
• MAJOR RENOVATIONS COMPLETED
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• UPDATED WIRING

Property features AI

Exterior

• Utilities: Septic tank sewer
• Home design: Manufactured single-family detached home; Residential property
• Construction: Approximately 1.16 acres lot size
• Exterior features: Cleared lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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, crime F, commute 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.
• Zoned schools: Woodfields Elementary (math 24% / reading 26%, grade F, #447 of 597 statewide, top 76%, 758 students, 100% FRL); Brewer Middle (math 22% / reading 33%, grade F, #147 of 229 statewide, top 66%, 617 students, 100% FRL); Greenwood High (math 34% / reading 73%, grade C-, #138 of 196 statewide, top 70%, 1,730 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 258 active listings in the ZIP; 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.9

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,176
• Equity at exit: $23,707

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $35,795
• Equity at exit: $13,747

Cash invested: $44,520 (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: 258
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $423

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 73%

Sensitivity live

Price	-10% $532	-5% $477	+0% $423	+5% $368	+10% $313
Rent	-10% $270	-5% $346	+0% $423	+5% $499	+10% $575
Rate	-1.0pp $503	-0.5pp $463	base $423	+0.5pp $381	+1.0pp $339

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $159,000 Active 75 DOM
2. 2026-06-21
   days on market $159,000 Active 74 DOM
3. 2026-06-19
   days on market $159,000 Active 72 DOM
4. 2026-06-18
   days on market $159,000 Active 71 DOM
5. 2026-06-17
   days on market $159,000 Active 70 DOM
6. 2026-06-16
   days on market $159,000 Active 69 DOM
7. 2026-06-15
   days on market $159,000 Active 68 DOM
8. 2026-06-14
   days on market $159,000 Active 66 DOM
9. 2026-06-12
   days on market $159,000 Active 65 DOM
10. 2026-06-09
    days on market $159,000 Active 62 DOM
11. 2026-06-09
    price $159,000 Active 61 DOM
12. 2026-06-08
    days on market $179,500 Active 61 DOM
13. 2026-06-07
    days on market $179,500 Active 60 DOM
14. 2026-06-07
    days on market $179,500 Active 59 DOM
15. 2026-06-03
    days on market $179,500 Active 56 DOM
16. 2026-06-02
    days on market $179,500 Active 55 DOM
17. 2026-06-01
    days on market $179,500 Active 54 DOM
18. 2026-05-31
    days on market $179,500 Active 53 DOM
19. 2026-05-30
    days on market $179,500 Active 52 DOM
20. 2026-05-01
    price $179,500
21. 2026-04-08
    listed $189,000 Active
22. 2025-12-16
    price $188,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,109
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$4,625
• Taxable income: $2,700
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $4,423/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

-4.5% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $179,500 GAOR
• 2026-04-08 Listed $189,000 GAOR
• 2025-12-16 Price Changed $188,000 GAOR

Property tax history

+5.6%/yr

Latest (2025): $243 · +0.0% YoY. Source: county tax records.