Ash 24 Plan · Greenwood, SC 29649

$214,990

3 bd · 2.5 ba · 1,547 sqft · Townhouse · 180 Days on market

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Ash 24 builds on the charm of our original Ash plan, offering even more space and thoughtful design across 1,547 square feet. Step inside through the welcoming front porch and into a bright foyer that leads past a convenient powder room and into the main living area. The kitchen sits at the heart of the home, open to both the dining area and family room so you can stay connected while cooking, entertaining, or relaxing. Natural light fills the space, and the easy flow to the back patio makes indoor-outdoor living effortless. Just off the family room, the main-level primary suite provides a quiet retreat with a spacious walk-in closet and a private bathroom featuring a large shower and d

Key facts

• Bright foyer
• Main living area
• Open to dining area

Tags

• WELCOMING FRONT PORCH
• BRIGHT FOYER
• MAIN LIVING AREA
• OPEN TO DINING AREA
• EASY FLOW TO BACK PATIO
• MAIN-LEVEL PRIMARY SUITE

Property features AI

Finance

• Other: Address: Greenwood, SC (Magnolia Dr / Ash 24 Plan)
• Financial info: List price $214,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family plan (Ash 24); Active listing
• Exterior features: Living area of 1547

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan-based new construction (Ash 24)

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $208,845.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $75 ($903/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 $192k (10.6% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 52 (rural): math 46% / reading 54% proficiency, ranked #8 of 80 in SC (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ninety Six Primary (349 students, 65% FRL); Edgewood Middle (math 35% / reading 45%, grade F, #78 of 229 statewide, top 35%, 336 students, 64% FRL); Ninety Six High (math 32% / reading 87%, grade C+, #110 of 196 statewide, top 58%, 474 students, 59% FRL) — zoned schools average 63% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 259 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 $6k 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 180 days — a 12% lower offer ($189k) 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 $189,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $208,845
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Lilac Loop	0.06mi	3/2.5	1,594 (+3%)	1mo	$214,990	$135	91
110 Lilac Loop	0.08mi	3/2.5	1,594 (+3%)	2mo	$205,990	$129	90
112 Lilac Loop	0.07mi	3/2.5	1,454 (-6%)	0mo	$209,900	$144	87

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-29,019
• Equity at exit: $31,139

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-18,979
• Equity at exit: $18,057

Cash invested: $58,477 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$1,095
• Tax est. 1.5%: −$261 /mo · $3,133/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $75

Break-even live

Break-even rent $1,827

Max offer price $208,845

Occupancy floor 91%

Sensitivity live

Price	-10% $220	-5% $147	+0% $75	+5% $3	+10% $-69
Rent	-10% $-77	-5% $-1	+0% $75	+5% $151	+10% $227
Rate	-1.0pp $180	-0.5pp $128	base $75	+0.5pp $21	+1.0pp $-34

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: $52,211
• Closing costs: $6,265
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-09
   days on market $214,990 Active 180 DOM
2. 2026-06-08
   days on market $214,990 Active 179 DOM
3. 2026-06-07
   days on market $214,990 Active 178 DOM
4. 2026-06-07
   days on market $214,990 Active 177 DOM
5. 2026-06-02
   days on market $214,990 Active 173 DOM
6. 2026-06-01
   days on market $214,990 Active 172 DOM
7. 2026-05-31
   days on market $214,990 Active 171 DOM
8. 2026-05-30
   days on market $214,990 Active 170 DOM

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,067
• − Mortgage interest: −$11,699
• − Property taxes: −$3,133
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$6,075
• Taxable loss: −$2,575
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,521/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 52
• NCES district ID: 4502400
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $45,562
• Composite: 42.33/100
• National rank: #3255
• State rank: #8 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