119 Elliott St · Greenwood, SC 29649

$195,900

3 bd · 2.0 ba · 1,339 sqft · Other public records · 11 Days on market

Built 1925

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

for sale by owner

Key facts

• Close to schools
• Flexible floor plan
• Close to shopping

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• FLEXIBLE FLOOR PLAN

Property features AI

Exterior

• Utilities: Connected to sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame construction
• Exterior features: Cleared lot; Metal roof

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $196k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Cap rate 8.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• At $2,161/mo this rent would consume 48% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $100k; list at $196k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $195,900

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.6

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-7,888
• Equity at exit: $29,209

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $23,905
• Equity at exit: $16,938

Cash invested: $54,852 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,027
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $374

Break-even live

Break-even rent $1,687

Max offer price $195,900

Occupancy floor 78%

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Main St S Greenwood, SC	2.0–3.0	1.0	811	$1,250	$1.54	10d	5	1.26mi
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	23d	1	1.27mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	23d	1	1.28mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	14d	1	1.30mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	23d	1	1.30mi

Listing history 9 events

1. 2026-06-19
   days on market $195,900 Active 11 DOM
2. 2026-06-18
   days on market $195,900 Active 10 DOM
3. 2026-06-17
   days on market $195,900 Active 9 DOM
4. 2026-06-16
   days on market $195,900 Active 8 DOM
5. 2026-06-15
   days on market $195,900 Active 7 DOM
6. 2026-06-14
   days on market $195,900 Active 5 DOM
7. 2026-06-12
   days on market $195,900 Active 4 DOM
8. 2026-06-09
   remarks 202-char remark
9. 2026-06-09
   listed $195,900 Active 1 DOM

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°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: $25,935
• − Mortgage interest: −$10,973
• − Property taxes: −$2,690
• − Insurance: −$980
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$5,699
• Taxable income: $1,443
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $4,145/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

• Census place: Greenwood, SC
• 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

+96.4% since first listed

4 events — show timeline

• 2026-06-03 Listed $195,900 GAOR
• 2019-05-16 Sold (Public Records) $99,750 Public Records
• 2019-05-13 Sold (MLS) $99,750 GAOR
• 2019-05-12 Listed $99,750 GAOR

Property tax history

+7.5%/yr

Latest (2024): $2,690 · +0.0% YoY. Source: county tax records.