11416 39 Hwy · Cross Hill, SC 29332

$187,734

3 bd · 2.0 ba · 2,220 sqft · MultiFamily · 88 Days on market

Built 2026 Good condition 0.57 ac lot ↓ 4% 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is a great investment opportunity in place. It has existing long term tenant in place in the 2 bed 1 bath unit, adjacent 1 bed 1 bath unit attached via breezeway is available to rent out. Estimating $800 - $850 in rental income. Property just received it's CO in January 2026. These are brand new, easy to manage, no head aches, income generating. .. won't last long at this price as we see Real Estate Investments growing faster than Stocks because they are the best hedge against inflation.

Key facts

• 0.57 acre lot
• 4 parking spots
• Built 2026

Property features AI

Finance

• Financial info: Property contains 2 total units
• HOA & community: No community amenities

Exterior

• Parking: 2 spaces per unit; Off-street parking with paved driveway
• Utilities: Public water; Septic sewer; Private garbage pickup
• Home design: Single-story building; New construction (approx. 2026), never lived in; Slab foundation
• Construction: Metal roof; Aluminum siding; Built around 2026; Slab foundation
• Exterior features: Aluminum siding exterior; Approximate lot dimensions: 100 x 217 x 147 x 240

Interior

• Kitchen: Unit 2: Gas oven and stand-alone gas range
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom
• Flooring: Concrete floor (Unit 2)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Natural gas heating (ductless); Wall/window cooling units; Tankless gas water heater
• Interior features: Unit 2 includes a family room/den; Concrete floor in Unit 2
• Laundry & utility: Separate utility meters for electric, gas, and water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $176k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#252 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Laurens 56 (rural): math 35% / reading 40% proficiency, ranked #38 of 80 in SC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joanna Woodson Elementary (math 37% / reading 32%, grade F, #344 of 597 statewide, top 60%, 288 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP; 621 units permitted in Laurens County in 2024 (0 in 5+ unit buildings).

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.
• Laurens County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($176k) 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.

Recommended offer $176,469 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.9

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-13,347
• Equity at exit: $27,992

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $10,445
• Equity at exit: $16,232

Cash invested: $52,566 (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 29332

• Home prices YoY: -18.5%
• Active inventory: 72
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$984
• Tax est. 1.5%: −$235 /mo · $2,816/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $268

Break-even live

Break-even rent $1,642

Max offer price $187,734

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,011
1× unit	1	1	$969
Total (2 units)			$1,981

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: $46,934
• Closing costs: $5,632
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $187,734 Active 88 DOM
2. 2026-06-18
   days on market $187,734 Active 87 DOM
3. 2026-06-17
   days on market $187,734 Active 86 DOM
4. 2026-06-16
   days on market $187,734 Active 85 DOM
5. 2026-06-15
   days on market $187,734 Active 84 DOM
6. 2026-06-14
   days on market $187,734 Active 82 DOM
7. 2026-06-12
   days on market $187,734 Active 81 DOM
8. 2026-06-09
   days on market $187,734 Active 78 DOM
9. 2026-06-08
   days on market $187,734 Active 77 DOM
10. 2026-06-07
    days on market $187,734 Active 76 DOM
11. 2026-06-07
    days on market $187,734 Active 75 DOM
12. 2026-06-03
    days on market $187,734 Active 72 DOM
13. 2026-06-02
    days on market $187,734 Active 71 DOM
14. 2026-06-01
    days on market $187,734 Active 70 DOM
15. 2026-05-31
    days on market $187,734 Active 69 DOM
16. 2026-05-30
    days on market $187,734 Active 68 DOM
17. 2026-04-23
    price $187,734
18. 2026-03-27
    listed $195,734 Active 497-char remark

    Show marketing remark (497 chars)

    This is a great investment opportunity in place. It has existing long term tenant in place in the 2 bed 1 bath unit, adjacent 1 bed 1 bath unit attached via breezeway is available to rent out. Estimating $800 - $850 in rental income. Property just received it's CO in January 2026. These are brand new, easy to manage, no head aches, income generating. .. won't last long at this price as we see Real Estate Investments growing faster than Stocks because they are the best hedge against inflation.

19. 2026-03-23
    listed $195,734 Active

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

Taxation est. · year 1

• Rental income: $23,772
• − Mortgage interest: −$10,516
• − Property taxes: −$2,816
• − Insurance: −$939
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,461
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $3,154/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

The property is in good condition with no major repairs needed. Painting the exterior siding and cleaning the windows will improve the curb appeal and increase the resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the resale value of the property.
• Both Clean the windows — Clean windows will improve the overall appearance of the property and increase the rental value.
• Rental Inspect and clean the HVAC filters — Clean HVAC filters will improve the air quality and energy efficiency, which can increase the rental income.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the resale value of the property. ↑
• Both Clean the windows — Clean windows will improve the overall appearance of the property and increase the rental value. ↑
• Rental Inspect and clean the HVAC filters — Clean HVAC filters will improve the air quality and energy efficiency, which can increase the rental income. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Laurens 56
• NCES district ID: 4502640
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $35,830
• Composite: 31.05/100
• National rank: #6079
• State rank: #38 of 80 in SC

Livability — Cross Hill

• Score: 59/100
• State rank: #252
• US rank: #20332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,261

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 66,741 people
• By 2030: 66,454 · -0.4%
• By 2040: 64,881 · -2.8%
• By 2050: 61,941 · -7.2%
• By 2075: 53,266 · -20.2%
• By 2100: 41,495 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 8%
• Common ancestry: Serbian 15% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -18.1pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+32.3 2016: R+29.9 2012: R+17.5 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.22%
• Current HPI: 172.4679
• 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

-4.1% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $187,734 Greater Greenville MLS
• 2026-03-27 Listed $195,734 WUMLS
• 2026-03-23 Listed $195,734 Greater Greenville MLS