616 Old Abbeville Hwy · Greenwood, SC 29649

$230,000

3 bd · 2.0 ba · 1,480 sqft · Other public records · 40 Days on market

Built 1948

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• 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 MLS

Welcome to 616 Old Abbeville Hwy! The immaculate design is captivating not only from the southern hospitality curb appeal but the inside details as well. This 3 bedroom, 2 full bath home sits on a large lot and is MOVE-IN READY! Location is key as you feel you are away from the hustle and bustle but just minutes from all the action Greenwood has to offer. This home provides a 1 car garage into a flex room (with access to the deck area) that can be used as an extra living space, play room or office. The spacious living area offers beautiful flooring and a gas fireplace with a custom wood mantle. The eat-in kitchen provides plenty of storage and counter space, . updated countertops, new appliances and area for your family table. The primary room offers tile floorings, tub/shower combo and vanity sink area with its own linen closet. A wonderful factor of this home is the large fenced in backyard perfect for kids, dogs or just enjoying the fall nights! Firepit patio is ready for smores and so much room for entertaining. This home is an incredible find that you do not want to miss. Call today for your tour!

Key facts

• Updated kitchen
• Outdoor space
• Garage space

Tags

• UPDATED KITCHEN
• FULL ATTIC
• GARAGE SPACE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/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 $229k (0.4% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.5% 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: Lakeview Elementary (math 42% / reading 40%, grade F, #276 of 597 statewide, top 48%, 475 students, 100% FRL); Northside Middle (math 17% / reading 29%, grade F, #171 of 229 statewide, top 76%, 698 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: 259 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• At $2,291/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $195k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1948 — 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: 1.00% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.4

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-11,844
• Equity at exit: $34,294

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $22,215
• Equity at exit: $19,886

Cash invested: $64,400 (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: 259
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $400

Break-even live

Break-even rent $1,784

Max offer price $230,000

Occupancy floor 78%

Sensitivity live

Price	-10% $531	-5% $466	+0% $400	+5% $335	+10% $270
Rent	-10% $219	-5% $310	+0% $400	+5% $491	+10% $581
Rate	-1.0pp $516	-0.5pp $459	base $400	+0.5pp $341	+1.0pp $280

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	25d	1	0.65mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	16d	1	0.66mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	25d	1	0.66mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	25d	1	0.71mi

Listing history 25 events

1. 2026-06-21
   days on market $230,000 Active 40 DOM
2. 2026-06-19
   days on market $230,000 Active 38 DOM
3. 2026-06-18
   days on market $230,000 Active 37 DOM
4. 2026-06-17
   days on market $230,000 Active 36 DOM
5. 2026-06-16
   days on market $230,000 Active 35 DOM
6. 2026-06-15
   days on market $230,000 Active 34 DOM
7. 2026-06-14
   days on market $230,000 Active 32 DOM
8. 2026-06-12
   days on market $230,000 Active 31 DOM
9. 2026-06-09
   days on market $230,000 Active 28 DOM
10. 2026-06-08
    days on market $230,000 Active 27 DOM
11. 2026-06-07
    days on market $230,000 Active 26 DOM
12. 2026-06-07
    days on market $230,000 Active 25 DOM
13. 2026-06-03
    days on market $230,000 Active 22 DOM
14. 2026-06-02
    days on market $230,000 Active 21 DOM
15. 2026-06-01
    days on market $230,000 Active 20 DOM
16. 2026-05-31
    days on market $230,000 Active 19 DOM
17. 2026-05-30
    days on market $230,000 Active 18 DOM
18. 2026-05-12
    listed $230,000 Active
19. 2023-09-28
    soldstatus $195,000
20. 2023-09-27
    soldstatus $195,000 Closed 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to 616 Old Abbeville Hwy! The immaculate design is captivating not only from the southern hospitality curb appeal but the inside details as well. This 3 bedroom, 2 full bath home sits on a large lot and is MOVE-IN READY! Location is key as you feel you are away from the hustle and bustle but just minutes from all the action Greenwood has to offer. This home provides a 1 car garage into a flex room (with access to the deck area) that can be used as an extra living space, play room or office. The spacious living area offers beautiful flooring and a gas fireplace with a custom wood mantle. The eat-in kitchen provides plenty of storage and counter space, . updated countertops, new appliances and area for your family table. The primary room offers tile floorings, tub/shower combo and vanity sink area with its own linen closet. A wonderful factor of this home is the large fenced in backyard perfect for kids, dogs or just enjoying the fall nights! Firepit patio is ready for smores and so much room for entertaining. This home is an incredible find that you do not want to miss. Call today for your tour!

21. 2023-08-28
    status Pending 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to 616 Old Abbeville Hwy! The immaculate design is captivating not only from the southern hospitality curb appeal but the inside details as well. This 3 bedroom, 2 full bath home sits on a large lot and is MOVE-IN READY! Location is key as you feel you are away from the hustle and bustle but just minutes from all the action Greenwood has to offer. This home provides a 1 car garage into a flex room (with access to the deck area) that can be used as an extra living space, play room or office. The spacious living area offers beautiful flooring and a gas fireplace with a custom wood mantle. The eat-in kitchen provides plenty of storage and counter space, . updated countertops, new appliances and area for your family table. The primary room offers tile floorings, tub/shower combo and vanity sink area with its own linen closet. A wonderful factor of this home is the large fenced in backyard perfect for kids, dogs or just enjoying the fall nights! Firepit patio is ready for smores and so much room for entertaining. This home is an incredible find that you do not want to miss. Call today for your tour!

22. 2023-08-23
    listed $192,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Welcome to 616 Old Abbeville Hwy! The immaculate design is captivating not only from the southern hospitality curb appeal but the inside details as well. This 3 bedroom, 2 full bath home sits on a large lot and is MOVE-IN READY! Location is key as you feel you are away from the hustle and bustle but just minutes from all the action Greenwood has to offer. This home provides a 1 car garage into a flex room (with access to the deck area) that can be used as an extra living space, play room or office. The spacious living area offers beautiful flooring and a gas fireplace with a custom wood mantle. The eat-in kitchen provides plenty of storage and counter space, . updated countertops, new appliances and area for your family table. The primary room offers tile floorings, tub/shower combo and vanity sink area with its own linen closet. A wonderful factor of this home is the large fenced in backyard perfect for kids, dogs or just enjoying the fall nights! Firepit patio is ready for smores and so much room for entertaining. This home is an incredible find that you do not want to miss. Call today for your tour!

23. 2018-07-26
    soldstatus $115,000
24. 2011-02-10
    soldstatus $72,500 245-char remark

    Show marketing remark (245 chars)

    Great westside location, this house offers 2 bedrooms and 2 baths, lg livingroom, family room, kitchen and study/den or possible 3rd bedroom. house is being sold as is. Earnest money must be Certified Fund made out to Rogers Townsend and Thomas.

25. 2010-06-18
    listed $72,500 245-char remark

    Show marketing remark (245 chars)

    Great westside location, this house offers 2 bedrooms and 2 baths, lg livingroom, family room, kitchen and study/den or possible 3rd bedroom. house is being sold as is. Earnest money must be Certified Fund made out to Rogers Townsend and Thomas.

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$25/yr (+$2/mo · 2.0%)

ⓘ 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: $27,487
• − Mortgage interest: −$12,884
• − Property taxes: −$1,286
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$6,691
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $4,546/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

+217.2% since first listed

8 events — show timeline

• 2026-05-12 Listed $230,000 FSBO.com
• 2023-09-28 Sold (Public Records) $195,000 Public Records
• 2023-09-27 Sold (MLS) $195,000 GAOR
• 2023-08-28 Pending — GAOR
• 2023-08-23 Listed $192,000 GAOR
• 2018-07-26 Sold (Public Records) $115,000 Public Records
• 2011-02-10 Sold (MLS) $72,500 GAOR
• 2010-06-18 Listed $72,500 GAOR

Property tax history

+10.4%/yr

Latest (2025): $1,286 · +0.0% YoY. Source: county tax records.