27 Wallace St · Dunean, SC 29605

$210,000

2 bd · 1.0 ba · 995 sqft · SingleFamily public records · 34 Days on market

Built 1961 10,454 sqft lot Est $226k · 7% under

---

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 +12.1/30.0
• ARV discount +10.7/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yet another wonderful opportunity for Investor or First Time Home Buyers. The cute 2 bedroom 1 bathroom room home offers large rooms and several upgrades. Beautiful hardwoods through out. Large backyard for outdoor entertainment.

Key facts

• Fenced backyard
• 0.24 acre lot
• Garage

Tags

• FENCED BACKYARD
• DETACHED STORAGE BUILDING
• ROCKING CHAIR FRONT PORCH
• QUICK ACCESS TO INTERSTATE 85

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached carport (1-car); Driveway parking; Paved driveway
• Utilities: Public water; Public sewer; Electric power; Private garbage pickup
• Home design: Single-story residential home; Built in 1961; Crawl space foundation; Lead-based paint disclosure required; Residential property disclosure required
• Construction: Aluminum siding exterior; Composition shingle roof; Approximate year built: 1961
• Exterior features: Front porch; Corner lot; Fenced yard; Level lot; Sidewalk; Some trees; Outbuilding (storage)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Electric freestanding range; Kitchen approx. 15 x 11
• Bedrooms: Two bedrooms on the main level; Primary bedroom on main level with full bath and tub/shower (approx. 15 x 13); Second bedroom approx. 13 x 11
• Flooring: Luxury vinyl tile/plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central forced cooling; Electric water heater
• Interior features: Cable available; 9-foot (and higher) ceilings; Ceiling fans; Blown (textured) ceilings; Smoke detector; Laminate countertops; One fireplace (not functional/none listed)
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-47 ($-565/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (16.5% below list).
• Recommended offer: $175k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Dunean — 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 (#14 in SC, #2,248 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment 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: Thomas E. Kerns Elementary (math 34% / reading 28%, grade F, #385 of 597 statewide, top 65%, 504 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 31% at this address vs 49% district-wide (-18 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 rising (+3.7%/yr); 410 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $210k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $175,406 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $225,865
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Smythe Ave	0.34mi	2/1.5	923 (-7%)	9mo	$285,000	$309	63
6 Goodrich St	0.57mi	2/1.0	1,055 (+6%)	4mo	$101,000	$96	60
106 E Wilburn Ave	0.65mi	2/1.0	1,000 (+0%)	11mo	$225,000	$225	60
16 Blake St	0.13mi	2/1.0	1,141 (+15%)	13mo	$275,000	$241	58
3 Cardwell St	0.44mi	2/1.0	938 (-6%)	14mo	$207,500	$221	58
12 Wrigley St	0.53mi	2/1.0	1,113 (+12%)	7mo	$153,500	$138	50
21 Webb St	0.47mi	2/1.0	1,109 (+12%)	12mo	$195,000	$176	49
65 Blake St	0.32mi	2/2.0	1,088 (+9%)	21mo	$366,000	$336	48
170 Otis St	0.69mi	2/1.0	1,100 (+11%)	11mo	$250,000	$227	41
323 Tremont Ave	0.44mi	2/2.0	1,138 (+14%)	21mo	$272,800	$240	34

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-35,733
• Equity at exit: $31,312

10-year hold

• IRR: -7.7%
• Equity multiple: 0.50×
• Total profit: $-29,587
• Equity at exit: $18,157

Cash invested: $58,800 (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 29605

• Rents YoY: 3.7%
• Active inventory: 410
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$244 /mo · $2,928/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-47

Break-even live

Break-even rent $1,814

Max offer price $201,682

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $12	+0% $-47	+5% $-107	+10% $-166
Rent	-10% $-186	-5% $-116	+0% $-47	+5% $22	+10% $91
Rate	-1.0pp $59	-0.5pp $6	base $-47	+0.5pp $-102	+1.0pp $-157

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
298 Werts St Greenville, SC	2.0	2.0	1110	$2,000	$1.80	25d	1	0.39mi
400 Mills Ave Greenville, SC	1.0	1.0	900	$1,675	$1.86	5d	1	0.51mi
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	25d	1	0.64mi
806 Green Ave Greenville, SC	3.0	1.0–2.0	1053	$2,033	$1.93	25d	1	0.71mi
317 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	25d	1	0.73mi
321 Wilkins St Unit D Greenville, SC	1.0	1.0	650	$1,495	$2.30	25d	1	0.73mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	25d	1	0.74mi
101 Wilkins St Greenville, SC	1.0	1.0	600	$1,850	$3.08	5d	1	0.86mi
4 Averill St Greenville, SC	2.0	1.0	728	$1,400	$1.92	25d	1	0.92mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$2,758	$2.08	4d	110	1.02mi
412 Green Ave Greenville, SC	2.0	1.0	980	$3,000	$3.06	16d	1	1.04mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	5d	1	1.07mi
100 Lewis Dr Unit 22-E Greenville, SC	1.0	1.0	600	$1,295	$2.16	25d	1	1.10mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	25d	1	1.28mi
366 Field St Greenville, SC	2.0	1.0–2.0	926	$4,698	$5.07	4d	9	1.32mi
301 Augusta St Unit 202 Greenville, SC	1.0	1.5	861	$1,725	$2.00	25d	1	1.33mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$2,883	$2.72	5d	25	1.38mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	16d	1	1.39mi
823 S Church St Greenville, SC	2.0	1.0–2.0	792	$1,801	$2.27	4d	12	1.43mi
111 N Calhoun St Greenville, SC	2.0	1.0	650	$1,250	$1.92	25d	1	1.48mi

Listing history 29 events

1. 2026-06-22
   days on market $210,000 Active 34 DOM
2. 2026-06-18
   days on market $210,000 Active 31 DOM
3. 2026-06-17
   days on market $210,000 Active 30 DOM
4. 2026-06-16
   days on market $210,000 Active 29 DOM
5. 2026-06-15
   pricedays on market $210,000 Active 28 DOM
6. 2026-06-13
   days on market $225,000 Active 26 DOM
7. 2026-06-13
   days on market $225,000 Active 25 DOM
8. 2026-06-10
   days on market $225,000 Active 23 DOM
9. 2026-06-09
   days on market $225,000 Active 22 DOM
10. 2026-06-08
    days on market $225,000 Active 21 DOM
11. 2026-06-07
    days on market $225,000 Active 20 DOM
12. 2026-06-03
    days on market $225,000 Active 16 DOM
13. 2026-06-03
    days on market $225,000 Active 15 DOM
14. 2026-06-01
    days on market $225,000 Active 14 DOM
15. 2026-05-31
    days on market $225,000 Active 13 DOM
16. 2026-05-18
    listed $225,000 Active
17. 2025-09-26
    historical $1,395
18. 2025-09-06
    listed $1,395
19. 2023-10-11
    historical $1,495
20. 2023-10-07
    price $1,495
21. 2023-09-30
    listed $1,525
22. 2016-08-09
    soldstatus $100,000
23. 2016-08-05
    historical 231-char remark

    Show marketing remark (231 chars)

    Yet another wonderful opportunity for Investor or First Time Home Buyers. The cute 2 bedroom 1 bathroom room home offers large rooms and several upgrades. Beautiful hardwoods through out. Large backyard for outdoor entertainment.

24. 2016-08-05
    soldstatus $100,000 Sold 231-char remark

    Show marketing remark (231 chars)

    Yet another wonderful opportunity for Investor or First Time Home Buyers. The cute 2 bedroom 1 bathroom room home offers large rooms and several upgrades. Beautiful hardwoods through out. Large backyard for outdoor entertainment.

25. 2016-06-22
    historical Contingency Contract 231-char remark

    Show marketing remark (231 chars)

    Yet another wonderful opportunity for Investor or First Time Home Buyers. The cute 2 bedroom 1 bathroom room home offers large rooms and several upgrades. Beautiful hardwoods through out. Large backyard for outdoor entertainment.

26. 2016-06-08
    listed $105,000 Active 231-char remark

    Show marketing remark (231 chars)

    Yet another wonderful opportunity for Investor or First Time Home Buyers. The cute 2 bedroom 1 bathroom room home offers large rooms and several upgrades. Beautiful hardwoods through out. Large backyard for outdoor entertainment.

27. 2014-10-03
    soldstatus $52,000
28. 1997-01-01
    soldstatus $41,250
29. 1990-12-05
    soldstatus $200,000

ⓘ 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: $2,928 · $244/mo
• Projected year-2 tax: $2,928 · $244/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,049
• − Mortgage interest: −$11,763
• − Property taxes: −$2,928
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$6,109
• Taxable loss: −$4,170
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $436/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 — Dunean

• Score: 79/100
• State rank: #14
• US rank: #2248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunean, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

+12.5% since first listed

14 events — show timeline

• 2026-05-18 Listed $225,000 Greater Greenville MLS
• 2025-09-26 Rental Removed $1,395 APPFOLIO
• 2025-09-06 Listed for Rent $1,395 APPFOLIO
• 2023-10-11 Rental Removed $1,495 RENT.
• 2023-10-07 Price Changed $1,495 RENT.
• 2023-09-30 Listed for Rent $1,525 RENT.
• 2016-08-09 Sold (Public Records) $100,000 Public Records
• 2016-08-05 Listing Removed — Greater Greenville MLS
• 2016-08-05 Sold (MLS) $100,000 Greater Greenville MLS
• 2016-06-22 Contingent — Greater Greenville MLS
• 2016-06-08 Listed $105,000 Greater Greenville MLS
• 2014-10-03 Sold (Public Records) $52,000 Public Records
• 1997-01-01 Sold (Public Records) $41,250 Public Records
• 1990-12-05 Sold (Public Records) $200,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,928 · +3.8% YoY. Source: county tax records.