116 Abbey Ct · Greenwood, SC 29649

$184,900

3 bd · 2.0 ba · 1,319 sqft · Townhouse public records · 32 Days on market

Built 1989 1,319 sqft lot Est $164k · 13% over $100/mo HOA · 4% of rent

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

This two-story condo is a smart buy — whether you're looking to invest, house-hack, or just right-size without sacrificing space. The main level features a spacious living area with real wood burning fireplace, a functional kitchen with granite countertops and ample cabinet space, casual dining area, and a dedicated laundry room. New LVP flooring and updated light fixtures give the downstairs a fresh, move-in ready feel. The main-level bedroom offers convenient dual access to the full bath — from the bedroom or the hallway. Upstairs you'll find a large primary suite with a walk-in closet plus two additional closets, along with a second bedroom. Out back, a covered porch overlook

Key facts

• Walk-in closet
• New lvp flooring
• Granite countertops

Tags

• REAL WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• DEDICATED LAUNDRY ROOM
• NEW LVP FLOORING
• UPDATED LIGHT FIXTURES
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $100 monthly fee

Exterior

• Utilities: Natural gas available; Sewer connected
• Home design: Residential townhouse; 2 stories
• Construction: Vinyl siding; Slab foundation; Built with modern materials
• Exterior features: Subdivision: ABBEY COURT; Directions: From Old Abbeville Highway turn onto Abbey Drive and then right onto Abbey Court; house on the right

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Eat-in kitchen; Walk-in closet(s); Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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, schools F, crime 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.
• Market conditions: 253 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 $2,292/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 $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 32 days — a 3% lower offer ($179k) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.24% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $163,556
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Autumn Trce	0.10mi	2/2.0 (-1)	1,254 (-5%)	8mo	$163,000	$130	75
214 Autumn Trce	0.09mi	2/2.0 (-1)	1,250 (-5%)	14mo	$175,000	$140	71
209 Autumn Trce	0.13mi	2/2.0 (-1)	1,254 (-5%)	19mo	$155,000	$124	65
108 Timberwood Rd	0.51mi	3/2.0	1,378 (+4%)	17mo	$145,000	$105	55
202 Woodhaven Ct	0.32mi	3/2.0	1,440 (+9%)	18mo	$173,500	$120	55

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,310
• Equity at exit: $27,569

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $33,861
• Equity at exit: $15,987

Cash invested: $51,772 (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: 253
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$100
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $433

Break-even live

Break-even rent $1,744

Max offer price $184,900

Occupancy floor 76%

Sensitivity live

Price	-10% $560	-5% $497	+0% $433	+5% $369	+10% $305
Rent	-10% $252	-5% $342	+0% $433	+5% $523	+10% $614
Rate	-1.0pp $526	-0.5pp $480	base $433	+0.5pp $385	+1.0pp $336

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	24d	1	0.26mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	15d	1	0.26mi
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	0.28mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	0.30mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-19
   days on market $184,900 Active 32 DOM
2. 2026-06-18
   days on market $184,900 Active 31 DOM
3. 2026-06-17
   days on market $184,900 Active 30 DOM
4. 2026-06-16
   days on market $184,900 Active 29 DOM
5. 2026-06-15
   days on market $184,900 Active 28 DOM
6. 2026-06-14
   days on market $184,900 Active 26 DOM
7. 2026-06-12
   days on market $184,900 Active 25 DOM
8. 2026-06-09
   pricedays on market $184,900 Active 22 DOM
9. 2026-06-08
   days on market $189,900 Active 21 DOM
10. 2026-06-07
    days on market $189,900 Active 20 DOM
11. 2026-06-07
    days on market $189,900 Active 19 DOM
12. 2026-06-03
    days on market $189,900 Active 16 DOM
13. 2026-06-02
    days on market $189,900 Active 15 DOM
14. 2026-06-01
    days on market $189,900 Active 14 DOM
15. 2026-05-31
    days on market $189,900 Active 13 DOM
16. 2026-05-30
    days on market $189,900 Active 12 DOM
17. 2026-05-18
    listed $189,900 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 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: $27,501
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − HOA: −$1,200
• − Depreciation: −$5,379
• Taxable income: $2,466
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $4,600/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

1 event — show timeline

• 2026-05-18 Listed $189,900 GAOR

Property tax history

+1.1%/yr

Latest (2025): $364 · +0.0% YoY. Source: county tax records.