39 Tip Top Dr · Greeleyville, SC 29056

$135,000

3 bd · 2.0 ba · 1,235 sqft · SingleFamily public records · 145 Days on market

Built 1992 0.75 ac lot ↓ 4% since listing

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Why this score? — see what drove the D- 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 +9.3/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Charming and well-loved home offered with unique value and opportunity. Owned and cared for by the same owner since 1992, this 3-bedroom, 2-bath residence reflects decades of pride of ownership and warmth. While the home features original finishes, including classic wood paneling, it offers a solid canvas for buyers seeking character, nostalgia, or future updates. Enjoy the inviting sunroom/screened front porch—ideal for morning coffee or relaxing evenings. A stackable washer and dryer are conveniently located inside the home, and all furniture conveys, making this a truly turnkey opportunity. The property includes two separate lots: a generous 0.60-acre lot with a detached carport, p

Key facts

• Screened front porch
• Detached carport
• Two separate lots

Tags

• SUNROOM
• SCREENED FRONT PORCH
• DETACHED CARPORT
• STORAGE SHED
• TWO SEPARATE LOTS

Property features AI

Exterior

• Parking: Detached carport; 2 carport spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; One level; Residential house
• Construction: Vinyl siding; Built with typical shingle roof
• Exterior features: Chain link fencing; Shed(s); Paved road access; Publicly maintained road; Has a view; Shingle roof

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Other heating; Wall unit cooling
• Interior features: Blinds and window coverings; Smoke detector(s); Enclosed patio/porch; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (21.7% below list).
• Recommended offer: $106k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#149 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greeleyville Primary (math 8% / reading 22%, grade F, #549 of 597 statewide, top 92%, 140 students, 100% FRL); C. E. Murray Middle (math 2% / reading 22%, grade F, #216 of 229 statewide, top 96%, 131 students, 98% FRL); Kingstree High (720 students, 100% FRL).
• Market conditions: 13 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (5.7% local appreciation)).
• Williamsburg County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,660 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.79×
• Total profit: $29,921
• Equity at exit: $81,870

10-year hold

• IRR: 12.8%
• Equity multiple: 3.48×
• Total profit: $93,745
• Equity at exit: $145,948

Cash invested: $37,800 (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 29056

• Home prices YoY: 3.6%
• Active inventory: 13
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-98

Break-even live

Break-even rent $1,181

Max offer price $120,786

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 145 DOM
2. 2026-06-17
   days on market $135,000 Active 144 DOM
3. 2026-06-16
   days on market $135,000 Active 143 DOM
4. 2026-06-15
   days on market $135,000 Active 142 DOM
5. 2026-06-13
   days on market $135,000 Active 140 DOM
6. 2026-06-12
   days on market $135,000 Active 139 DOM
7. 2026-06-09
   days on market $135,000 Active 136 DOM
8. 2026-06-08
   days on market $135,000 Active 135 DOM
9. 2026-06-08
   days on market $135,000 Active 134 DOM
10. 2026-06-07
    days on market $135,000 Active 133 DOM
11. 2026-06-04
    days on market $135,000 Active 130 DOM
12. 2026-06-02
    days on market $135,000 Active 129 DOM
13. 2026-06-01
    days on market $135,000 Active 128 DOM
14. 2026-05-31
    days on market $135,000 Active 127 DOM
15. 2026-05-03
    status Active
16. 2026-05-03
    price $135,000
17. 2026-05-01
    historical
18. 2026-01-20
    listed $140,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,679
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,927
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $-329/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Greeleyville

• Score: 64/100
• State rank: #149
• US rank: #14086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,288

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 18% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.65%
• Current HPI: 161.2991
• Rent YoY: —
• Metro: —
• 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

-3.6% since first listed

4 events — show timeline

• 2026-05-03 Relisted — SBOR
• 2026-05-03 Price Changed $135,000 SBOR
• 2026-05-01 Delisted — SBOR
• 2026-01-20 Listed $140,000 SBOR

Property tax history

+0.0%/yr

Latest (2025): $125 · +0.0% YoY. Source: county tax records.