107 Shortleaf Ct · Greenwood, SC 29649

$242,500

3 bd · 2.0 ba · 1,398 sqft · Other public records · 53 Days on market

Built 1988 1,398 sqft lot $5/mo HOA

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

Key facts

• Spacious lot
• Updated home
• New lvp flooring

Tags

• UPDATED HOME
• SPACIOUS LOT
• NEW LVP FLOORING
• NEW WINDOWS
• NEW EXTERIOR SIDING
• PRIMARY BEDROOM ON FIRST FLOOR

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $60 (about $5/month)

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; 2 stories
• Construction: Frame construction
• Exterior features: Level lot; Shed(s) on property

Interior

• Kitchen: Refrigerator included
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Eat-in kitchen; Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $242k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/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 $229k (5.6% below list).
• Recommended offer: $229k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• At $2,290/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 $2k of loan paydown is wiped out by about $7k 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 53 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $167k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $229,017 (5.6% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.94% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.8

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-19,223
• Equity at exit: $36,158

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $8,891
• Equity at exit: $20,967

Cash invested: $67,900 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,290 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$101
• HOA: −$5
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $316

Break-even live

Break-even rent $1,890

Max offer price $242,500

Occupancy floor 81%

Sensitivity live

Price	-10% $454	-5% $385	+0% $316	+5% $248	+10% $179
Rent	-10% $135	-5% $226	+0% $316	+5% $407	+10% $497
Rate	-1.0pp $438	-0.5pp $378	base $316	+0.5pp $254	+1.0pp $190

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	0.83mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	15d	1	0.85mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	24d	1	0.85mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	0.90mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 37 events

1. 2026-06-19
   days on market $242,500 Active 53 DOM
2. 2026-06-18
   days on market $242,500 Active 52 DOM
3. 2026-06-17
   days on market $242,500 Active 51 DOM
4. 2026-06-16
   days on market $242,500 Active 50 DOM
5. 2026-06-15
   days on market $242,500 Active 49 DOM
6. 2026-06-14
   days on market $242,500 Active 47 DOM
7. 2026-06-12
   days on market $242,500 Active 46 DOM
8. 2026-06-09
   days on market $242,500 Active 43 DOM
9. 2026-06-08
   days on market $242,500 Active 42 DOM
10. 2026-06-07
    days on market $242,500 Active 41 DOM
11. 2026-06-07
    days on market $242,500 Active 40 DOM
12. 2026-06-03
    days on market $242,500 Active 37 DOM
13. 2026-06-02
    days on market $242,500 Active 36 DOM
14. 2026-06-01
    days on market $242,500 Active 35 DOM
15. 2026-05-31
    days on market $242,500 Active 34 DOM
16. 2026-05-30
    days on market $242,500 Active 33 DOM
17. 2026-04-24
    listed $242,500 Active
18. 2025-01-24
    historical $1,450
19. 2024-12-18
    listed $1,450
20. 2023-03-01
    soldstatus $166,900 Closed
21. 2022-09-16
    listed $166,900
22. 2022-09-16
    soldstatus $166,900
23. 2022-09-15
    soldstatus $166,900 Sold 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

24. 2022-09-09
    soldstatus $166,900 Sold
25. 2022-08-04
    historical Contract-Take Back-Ups

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

26. 2022-08-04
    status Pending 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

27. 2022-08-02
    price $165,000 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

28. 2022-08-02
    price $165,000

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

29. 2022-07-14
    price $175,000 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

30. 2022-07-13
    price $175,000
31. 2022-06-09
    price $190,000 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

32. 2022-06-08
    price $190,000

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

33. 2022-06-08
    price $195,000 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

34. 2022-05-12
    listed $205,000 Active 757-char remark

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

35. 2022-05-12
    listed $205,000 Active

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

36. 2022-05-12
    historical

    Show marketing remark (757 chars)

    Beautiful Spacious lot Front and Back yard. Great potential for future expansion. This homes offer 3 Bedrooms and 2 Full Bathrooms. The Primary Bedroom and Bath is on the main level where the Family Room offers a fire place to enjoy during the winter days. From the Kitchen the upstairs will lead you to two additional bedrooms and a full bath. The home offers a relaxing Sunroom to sit and enjoy the large beautiful backyard. You can also enter the backyard from the kitchen's glass sliding doors. The storage building will remain with the property. Property is being sold ""AS IS"" Professional Pictures to come. The Supra is a Western Upstate Box. Please Contact Western Upstate with any questions for gaining access.

37. 2022-05-09
    listed $205,000 Active

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 ≥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: $27,482
• − Mortgage interest: −$13,584
• − Property taxes: −$1,382
• − Insurance: −$1,212
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$60
• − Depreciation: −$7,055
• Taxable loss: −$207
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $3,846/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

+18.3% since first listed

21 events — show timeline

• 2026-04-24 Listed $242,500 GAOR
• 2025-01-24 Rental Removed $1,450 APPFOLIO
• 2024-12-18 Listed for Rent $1,450 APPFOLIO
• 2023-03-01 Sold (MLS) $166,900 GAOR
• 2022-09-16 Sold (Public Records) $166,900 Public Records
• 2022-09-16 Listed $166,900 GAOR
• 2022-09-15 Sold (MLS) $166,900 Greater Greenville MLS
• 2022-09-09 Sold (MLS) $166,900 WUMLS
• 2022-08-04 Contingent — WUMLS
• 2022-08-04 Pending — Greater Greenville MLS
• 2022-08-02 Price Changed $165,000 Greater Greenville MLS
• 2022-08-02 Price Changed $165,000 WUMLS
• 2022-07-14 Price Changed $175,000 Greater Greenville MLS
• 2022-07-13 Price Changed $175,000 WUMLS
• 2022-06-09 Price Changed $190,000 Greater Greenville MLS
• 2022-06-08 Price Changed $190,000 WUMLS
• 2022-06-08 Price Changed $195,000 Greater Greenville MLS
• 2022-05-12 Listing Removed — WUMLS
• 2022-05-12 Listed $205,000 WUMLS
• 2022-05-12 Listed $205,000 Greater Greenville MLS
• 2022-05-09 Listed $205,000 WUMLS

Property tax history

+3.3%/yr

Latest (2025): $1,382 · +0.0% YoY. Source: county tax records.