123 Circle Dr · Greer, SC 29650

$170,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 123 Days on market

Built 1955 7,840 sqft lot Est $191k · 11% under ↓ 43% since listing

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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 +14.6/30.0
• ARV discount +12.4/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL. * Sale can include an additional adjacent lot that has already been subdivided and is ready to build for an additional $39,999. * The lot backs up to Brushy Creek Road, offering added accessibility and potential. A brand-new roof has just been installed on the home, and permits have already been pulled and paid for. The neighboring property at 125 Circle Drive has been completely remodeled and is currently listed for sale. All three properties (123, 125, and the additional lot) can be purchased together as a package for $399,999. * Excellent investment opportunity * - own two rental properties and build a new home on the additional lot. Property at 123 Circle Drive will

Key facts

• Electrical updates
• Brand-new roof
• New hvac system

Tags

• ROCKING CHAIR FRONT PORCH
• BRAND-NEW ROOF
• NEW HVAC SYSTEM
• ELECTRICAL UPDATES
• COSMETIC IMPROVEMENTS

Property features AI

Finance

• Other: Lead-based paint and residential property disclosure required
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: No garage
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story home; Approximately 50+ years old; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Front porch; Level lot with some trees

Interior

• Kitchen: Kitchen approximately 12 x 13
• Bedrooms: Primary bedroom on main level (12 x 15); Second bedroom on main level (11 x 13); Two bedrooms located on the main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fan; One fireplace
• Laundry & utility: Laundry on first floor; No appliances included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $39 ($468/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 $142k (16.7% below list).
• Recommended offer: $142k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Greer — 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 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute 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: Chandler Creek Elementary (math 39% / reading 34%, grade F, #328 of 597 statewide, top 55%, 914 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 36% at this address vs 49% district-wide (-12 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 soft (-0.1%/yr); 187 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent is only 18% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 123 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,528 (16.7% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $190,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Poplar Dr	0.61mi	2/1.0	796 (+5%)	14mo	$200,000	$251	52

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-29,250
• Equity at exit: $25,348

10-year hold

• IRR: -16.6%
• Equity multiple: 0.19×
• Total profit: $-38,454
• Equity at exit: $14,698

Cash invested: $47,600 (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 29650

• Rents YoY: -0.1%
• Active inventory: 187
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$891
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $39

Break-even live

Break-even rent $1,366

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $87	+0% $39	+5% $-9	+10% $-57
Rent	-10% $-73	-5% $-17	+0% $39	+5% $95	+10% $151
Rate	-1.0pp $125	-0.5pp $82	base $39	+0.5pp $-5	+1.0pp $-50

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Vernon St Greer, SC	3.0	1.0	744	$1,200	$1.61	25d	1	0.43mi
3000 Daventry Cir Greer, SC	1.0–3.0	1.0–2.0	1104	$1,591	$1.44	5d	10	0.48mi
307 W Poinsett St Unit 3 Greer, SC	2.0	1.0	800	$1,095	$1.37	25d	1	0.58mi
212 Campbell Ave Greer, SC	3.0	1.0	925	$1,200	$1.30	16d	1	0.63mi
1337 Bookman Ct Unit 1337 Greer, SC	2.0	2.0	1122	$1,360	$1.21	16d	1	0.64mi
1423 Jarmel Way Unit 1423 Greer, SC	1.0	1.0	830	$1,180	$1.42	25d	1	0.64mi
1325 Bookman Ct Unit 1325 Greer, SC	2.0	2.0	1122	$1,380	$1.23	16d	1	0.65mi
1323 Bookman Ct Unit 1323 Greer, SC	2.0	2.0	1122	$1,380	$1.23	16d	1	0.65mi
1427 Jarmel Way Unit 1427 Greer, SC	1.0	1.0	830	$1,200	$1.45	21d	1	0.66mi
1225 Bookman Ct Unit 1225 Greer, SC	2.0	2.0	1122	$1,380	$1.23	25d	1	0.67mi
100 Galatians Dr Greer, SC	1.0–3.0	1.0–2.5	1119	$1,850	$1.65	5d	25	0.72mi
439 S Buncombe Rd Greer, SC	1.0–3.0	1.0–2.0	1014	$1,422	$1.40	5d	11	0.73mi
108 S Line St Greer, SC	3.0	1.0–2.0	1028	$2,355	$2.29	5d	241	0.74mi
110 Morrow St Greer, SC	2.0	1.0	1000	$1,295	$1.29	25d	1	0.74mi
737 Peterman Pl Unit 737 Greer, SC	1.0	1.0	830	$1,180	$1.42	16d	1	0.74mi
112 Morrow St Greer, SC	2.0	1.0	1002	$1,335	$1.33	16d	1	0.75mi
1004 Parkview Greer Cir Greer, SC	2.0	1.0–2.0	700	$1,749	$2.50	21d	49	0.82mi
1000 Village Mill Dr Greer, SC	3.0	1.0–2.0	892	$1,712	$1.92	25d	24	0.95mi
1000 Village Mill Dr Greer, SC	3.0	1.0–2.0	892	$1,712	$1.92	23d	24	0.95mi
1102 W Poinsett St Greer, SC	2.0–3.0	1.0–1.5	1030	$1,195	$1.16	5d	3	0.96mi
6 10th St Greer, SC	2.0	1.0	1000	$1,500	$1.50	25d	1	1.12mi
318 New Woodruff Rd Unit 9B Greer, SC	2.0	1.5	850	$1,200	$1.41	5d	1	1.32mi
318 New Woodruff Rd Unit 9B Greer, SC	2.0	1.5	850	$1,200	$1.41	25d	1	1.32mi
318 New Woodruff Rd Unit 23c Greer, SC	2.0	1.5	850	$1,150	$1.35	25d	1	1.32mi
318 New Woodruff Rd Unit 23c Greer, SC	2.0	1.5	850	$1,150	$1.35	5d	1	1.32mi
318 New Woodruff Rd Greer, SC	2.0	1.5	850	$1,150	$1.35	16d	1	1.32mi
19 Dunbar Ct Unit 13 Greer, SC	2.0	1.0	900	$1,095	$1.22	21d	1	1.44mi

Listing history 19 events

1. 2026-06-22
   days on market $170,000 Active 123 DOM
2. 2026-06-18
   days on market $170,000 Active 120 DOM
3. 2026-06-17
   days on market $170,000 Active 119 DOM
4. 2026-06-16
   days on market $170,000 Active 118 DOM
5. 2026-06-15
   days on market $170,000 Active 117 DOM
6. 2026-06-13
   days on market $170,000 Active 115 DOM
7. 2026-06-13
   days on market $170,000 Active 114 DOM
8. 2026-06-10
   days on market $170,000 Active 112 DOM
9. 2026-06-09
   days on market $170,000 Active 111 DOM
10. 2026-06-08
    days on market $170,000 Active 110 DOM
11. 2026-06-07
    days on market $170,000 Active 109 DOM
12. 2026-06-03
    days on market $170,000 Active 105 DOM
13. 2026-06-03
    days on market $170,000 Active 104 DOM
14. 2026-06-01
    days on market $170,000 Active 103 DOM
15. 2026-05-31
    days on market $170,000 Active 102 DOM
16. 2026-05-11
    price $170,000
17. 2026-04-23
    price $190,000
18. 2026-02-18
    listed $200,000 Active
19. 2025-05-15
    soldstatus $300,000

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/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 ≥103°F today · 15 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,983
• − Mortgage interest: −$9,523
• − Property taxes: −$1,401
• − Insurance: −$850
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,945
• Taxable loss: −$2,453
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,057/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 — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 573,815 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 42,493
• Household income: $94,522
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 635.0

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% Hispanic / Latino 10% Black 9% Two or more races 9% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 5% Slovak 3% Romanian 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 3% Other Asian/Pacific 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: ▼ -168.30%
• Current HPI: 221.4785
• Rent YoY: ▼ -0.06%
• 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

-43.3% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $170,000 Greater Greenville MLS
• 2026-04-23 Price Changed $190,000 Greater Greenville MLS
• 2026-02-18 Listed $200,000 Greater Greenville MLS
• 2025-05-15 Sold (Public Records) $300,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,401 · +5.6% YoY. Source: county tax records.