5 5th Ave · Greenville, SC 29609

$115,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 5 Days on market

Built 1963 7,405 sqft lot Est $217k · 47% under

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Why this score? — see what drove the B+ 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST AND BEST OFFER REVIEW 6/16 at 5pm Multiple Offers. Attention investors, renovators, and savvy buyers! Opportunity awaits in the growing Greenville market with this 2BR/1BA home situated on a level lot just minutes from downtown Greenville. Whether you're looking for your next fix-and-flip, a buy-and-hold rental, or a property to renovate and make your own, this home offers excellent potential and a chance to build equity. The existing footprint provides a solid starting point for updates and improvements, while the location adds long-term value. Enjoy convenient access to downtown Greenville, the Swamp Rabbit Trail, parks, shopping, dining, entertainment, and major highways. With co

Key facts

• Swamp rabbit trail
• Level lot
• Shopping

Tags

• LEVEL LOT
• CONVENIENT ACCESS TO DOWNTOWN
• SWAMP RABBIT TRAIL
• PARKS
• SHOPPING
• DINING

Property features AI

Finance

• HOA & community: No HOA fees; No community amenities listed

Exterior

• Parking: Driveway (see remarks for details); Garage details referenced in parking features
• Utilities: Public water; Gas water heater; Public sewer; Public garbage pickup; Electric service (implied); Cooling: central forced air
• Home design: Single-story home; Built around 1963; Crawl space foundation; Vinyl siding; Architectural roof
• Construction: Vinyl siding exterior; Architectural shingle roof; Crawl space foundation; Built circa 1963
• Exterior features: Front porch; Deck; Level lot; Lot one-half acre or smaller; Lead-based paint disclosure required

Interior

• Kitchen: Kitchen approximately 15 x 11
• Bedrooms: Two bedrooms on the main level (primary ~15 x 11; second ~16 x 12)
• Flooring: Flooring: other (see remarks)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central forced cooling
• Interior features: No fireplace; Other interior features (see remarks)
• Laundry & utility: Electric hookup for dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.7% vs local median 2.0% in Greenville — 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 79/100 on livability (#13 in SC, #2,003 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D+, crime F.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cherrydale Elementary (math 27% / reading 19%, grade F, #469 of 597 statewide, top 79%, 689 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 49% district-wide (-26 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 196 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $115k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1963 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $217,248
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Hammett St	0.07mi	2/1.0	900 (-9%)	9mo	$133,000	$148	74
156 C St	0.18mi	2/1.0	938 (-5%)	14mo	$124,000	$132	71
38 2nd Ave	0.27mi	2/1.0	1,098 (+11%)	3mo	$112,000	$102	67
108 Mack St	0.56mi	2/2.0	1,018 (+3%)	8mo	$234,000	$230	58
11 Elrod St	0.68mi	2/1.0	945 (-5%)	8mo	$200,000	$212	54
7 Verner Creek Ct	0.49mi	3/1.5 (+1)	1,044 (+5%)	13mo	$228,500	$219	51
200 W Hillcrest Dr	0.75mi	2/1.0	1,056 (+6%)	11mo	$375,000	$355	46
206 Robinson St	0.69mi	2/1.0	876 (-12%)	5mo	$345,000	$394	44
109 Chandler St	0.74mi	3/1.0 (+1)	1,048 (+6%)	15mo	$252,000	$240	38
207 Old Paris Mountain Rd	0.46mi	3/2.0 (+1)	1,103 (+11%)	23mo	$229,735	$208	32

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,386
• Equity at exit: $17,147

10-year hold

• IRR: 10.4%
• Equity multiple: 1.70×
• Total profit: $22,694
• Equity at exit: $9,943

Cash invested: $32,200 (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 29609

• Rents YoY: 0.1%
• Active inventory: 196
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$603
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $427

Break-even live

Break-even rent $944

Max offer price $115,000

Occupancy floor 66%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 D St Greenville, SC	2.0	1.0	938	$1,150	$1.23	21d	1	0.19mi
31 Victor St Greenville, SC	1.0–2.0	1.0	759	$2,419	$3.18	23d	15	0.23mi
31 Victor St Unit 201 Greenville, SC	2.0	1.0	895	$1,700	$1.90	23d	1	0.27mi
31 Victor St Unit 144 Greenville, SC	2.0	1.0	860	$1,634	$1.90	23d	1	0.27mi
31 Victor St Unit 220 Greenville, SC	1.0	1.0	659	$1,252	$1.90	23d	1	0.27mi
31 Victor St Unit 328 Greenville, SC	2.0	1.0	835	$1,585	$1.90	23d	1	0.27mi
31 Victor St Unit 339 Greenville, SC	2.0	1.0	975	$1,853	$1.90	23d	1	0.27mi
31 Victor St Unit 132 Greenville, SC	1.0	1.0	783	$1,488	$1.90	23d	1	0.27mi
31 Victor St Unit 331 Greenville, SC	2.0	1.0	995	$2,204	$2.22	23d	1	0.27mi
9 Cone Crest Ct Greenville, SC	2.0	1.0	818	$1,350	$1.65	21d	1	0.49mi
1101 Hampton Avenue Ext Greenville, SC	2.0	1.0	742	$1,011	$1.36	2d	5	0.58mi
1101 Hampton Avenue Ext Unit b Greenville, SC	2.0	1.0	785	$1,022	$1.30	2d	1	0.58mi
1101 Hampton Avenue Ext Unit c Greenville, SC	2.0	1.0	785	$1,022	$1.30	14d	1	0.58mi
1101 Hampton Avenue Ext Unit 1107-A Greenville, SC	2.0	1.0	700	$917	$1.31	23d	1	0.58mi
1250 WATER TOWER Cir Greenville, SC	2.0	1.0–2.0	790	$1,959	$2.48	3d	28	0.59mi
1103 Hampton Ave Unit D Greenville, SC	2.0	1.0	700	$917	$1.31	23d	1	0.60mi
1103 Hampton Ave Unit D Greenville, SC	2.0	1.0	750	$1,000	$1.33	14d	1	0.60mi
1107 Hampton Avenue Ext Apt A Greenville, SC	2.0	1.0	750	$1,175	$1.57	23d	1	0.60mi
1109 Hampton Avenue Ext Unit c Greenville, SC	2.0	1.0	785	$1,022	$1.30	2d	1	0.61mi
1109 Hampton Avenue Ext Unit c Greenville, SC	2.0	1.0	785	$1,100	$1.40	14d	1	0.61mi
1109 Hampton Ave Unit A Greenville, SC	2.0	1.0	785	$1,022	$1.30	14d	1	0.61mi
1121 Tsali Cir Greenville, SC	2.0	1.0–2.0	906	$2,401	$2.65	3d	8	0.63mi
409 Pinckney St Apt 2D Greenville, SC	2.0	1.0	900	$1,300	$1.44	3d	1	0.68mi
802 Hampton Ave Unit A Greenville, SC	2.0	1.0	900	$1,300	$1.44	23d	1	0.70mi
403 McCrary St Greenville, SC	2.0	1.0	868	$1,200	$1.38	3d	1	0.74mi
221 Church St Greenville, SC	2.0	1.0	900	$1,395	$1.55	3d	1	0.75mi
3001 Old Buncombe Rd Greenville, SC	1.0	1.0	650	$875	$1.35	14d	1	0.86mi
808 N Main St Greenville, SC	2.0	1.0	800	$1,050	$1.31	2d	1	1.09mi
205 N Beacon St Greenville, SC	2.0	1.0	752	$1,850	$2.46	23d	1	1.15mi
18 E Stone Ave Greenville, SC	3.0	1.0–2.5	1017	$2,193	$2.16	3d	20	1.19mi
31 Swanson Ct Greenville, SC	2.0	1.0	1050	$1,950	$1.86	23d	1	1.28mi
39 E 7th St Greenville, SC	3.0	2.0	1120	$1,750	$1.56	3d	1	1.33mi
500 Birnie St Greenville, SC	2.0	1.0	980	$1,475	$1.51	23d	1	1.38mi
233 N Main St Unit 405 Greenville, SC	2.0	1.0	936	$1,995	$2.13	14d	1	1.39mi
33 9th St Greenville, SC	2.0	1.0	886	$1,000	$1.13	23d	1	1.44mi
1 Craven St Unit 8 Greenville, SC	2.0	1.0	850	$1,350	$1.59	3d	1	1.49mi

Listing history 6 events

1. 2026-06-17
   status $115,000 Pending 5 DOM
2. 2026-06-16
   days on market $115,000 Active 5 DOM
3. 2026-06-15
   days on market $115,000 Active 4 DOM
4. 2026-06-13
   days on market $115,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $115,000 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: $1,140 · $95/mo
• Projected year-2 tax: $1,140 · $95/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,814
• − Mortgage interest: −$6,442
• − Property taxes: −$1,140
• − Insurance: −$575
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,345
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,290/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: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Greenville

• Score: 79/100
• State rank: #13
• US rank: #2003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 230,766
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,292
• Household income: $65,342
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1685.0

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -291.09%
• Current HPI: 277.6004
• Rent YoY: ▲ 0.14%
• Metro: Greenville-Anderson, 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

+975.9% since first listed

3 events — show timeline

• 2026-06-11 Listed $115,000 Greater Greenville MLS
• 1990-10-23 Sold (Public Records) $26,500 Public Records
• 1985-08-20 Sold (Public Records) $10,689 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,140 · +3.4% YoY. Source: county tax records.