34 Baxter St · Greenville, SC 29607

$110,000

3 bd · 1.0 ba · 866 sqft · SingleFamily public records · 37 Days on market

Built 1997

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

SOLD AS IS. DO NOT ENTER. TEXT OR CALL ONLY

Key facts

• Built 1997
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 1997; Single-family property
• Construction: 1997 construction
• Exterior features: Located in the Nicholtown subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Market conditions: Rents soft (-0.1%/yr); 410 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $761 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

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.24% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $240,748
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Harris Ln	0.57mi	3/1.5	921 (+6%)	11mo	$256,000	$278	52
6 Lark St	0.65mi	2/1.0 (-1)	764 (-12%)	5mo	$155,000	$203	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-107
• Equity at exit: $16,401

10-year hold

• IRR: 6.3%
• Equity multiple: 1.40×
• Total profit: $12,470
• Equity at exit: $9,511

Cash invested: $30,800 (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 29607

• Rents YoY: -0.1%
• Active inventory: 410
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $341

Break-even live

Break-even rent $928

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Hilton St Greenville, SC	2.0	1.0	950	$895	$0.94	19d	1	0.11mi
831 Cleveland St Greenville, SC	1.0–2.0	1.0–2.0	850	$1,175	$1.38	24d	3	0.15mi
298 Nichol St Unit 298 Nichol 3 Greenville, SC	2.0	1.0	700	$900	$1.29	24d	1	0.35mi
925 Cleveland St Greenville, SC	1.0–3.0	1.0–2.0	1189	$1,800	$1.51	3d	4	0.47mi
54 Faris Cir Greenville, SC	2.0	1.0	896	$1,395	$1.56	24d	1	0.56mi
65 Faris Cir Greenville, SC	2.0	1.0	1000	$1,450	$1.45	24d	1	0.57mi
926 Cleveland St Greenville, SC	1.0–3.0	1.0–2.0	968	$1,395	$1.44	24d	20	0.60mi
35 Allendale Ln Greenville, SC	2.0	1.0	1000	$1,300	$1.30	14d	1	0.69mi
35 Allendale Ln Unit 1 a Greenville, SC	2.0	1.0	1000	$1,300	$1.30	24d	1	0.70mi
209 E Faris Rd Greenville, SC	2.0	2.0	1071	$1,900	$1.77	3d	1	0.74mi
605 University Rdg Greenville, SC	2.0	1.0	1000	$1,500	$1.50	3d	1	0.92mi
823 S Church St Greenville, SC	2.0	1.0–2.0	792	$1,801	$2.27	3d	12	1.05mi
17b Eastlan Dr Greenville, SC	2.0	1.0	800	$950	$1.19	14d	1	1.14mi
29 Oakley Dr Greenville, SC	1.0–3.0	1.0–2.0	1093	$1,551	$1.42	24d	1	1.29mi
320 Falls St Greenville, SC	2.0	1.0–2.0	939	$5,703	$6.07	3d	13	1.30mi
20 Overbrook Ct Greenville, SC	2.0	2.0	1070	$1,900	$1.78	24d	1	1.31mi
25 River St Greenville, SC	2.0	1.0–2.0	842	$3,066	$3.64	3d	10	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-13
   days on market $110,000 Active 32 DOM
6. 2026-06-13
   days on market $110,000 Active 31 DOM
7. 2026-06-10
   days on market $110,000 Active 29 DOM
8. 2026-06-09
   days on market $110,000 Active 28 DOM
9. 2026-06-08
   days on market $110,000 Active 27 DOM
10. 2026-06-07
    days on market $110,000 Active 26 DOM
11. 2026-06-03
    days on market $110,000 Active 22 DOM
12. 2026-06-03
    days on market $110,000 Active 21 DOM
13. 2026-06-01
    days on market $110,000 Active 20 DOM
14. 2026-05-31
    days on market $110,000 Active 19 DOM
15. 2026-05-12
    listed $110,000 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 0% 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: $16,308
• − Mortgage interest: −$6,162
• − Property taxes: −$1,323
• − Insurance: −$550
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,200
• Taxable income: $2,464
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,497/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

• Census place: Greenville, SC
• County: Greenville County · 573,815 people
• City population: 230,766
• Metro: Greenville-Anderson, SC
• Population (ZIP): 46,209
• Household income: $74,503
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 2001.0

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 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -270.34%
• Current HPI: 255.9665
• Rent YoY: ▼ -0.07%
• 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

1 event — show timeline

• 2026-05-12 Listed $110,000 FSBO.com

Property tax history

+2.8%/yr

Latest (2025): $1,323 · +5.8% YoY. Source: county tax records.