307 Dukes Ave · Greenwood, SC 29646

$185,000

2 bd · 1.0 ba · 1,252 sqft · Other public records · 119 Days on market

Built 1915 0.28 ac lot

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Why this score? — see what drove the C 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

This charming 2 bedroom 1 bath mill house is ready for it's next owner to make it their own! Located within walking distance to Lander University, Uptown Greenwood, and West Cambridge Park making it an ideal place to call home. The traditional mill house broken tile porch welcomes you to freshly painted rooms and refinished wood floors complete with new vent covers and quarter round trim. The kitchen has new counter tops, cabinet pulls, sink, refrigerator and gas stove. A bonus room sits off the kitchen and opens on to a large deck and spacious yard with plenty room for a storage building, garage, or pool. Flooring in the kitchen and bonus room is new LVP. Motion detection lighting at the front and back door adds extra security. This house won't last long, don't miss out! Security camera system will not convey with property. Fireplace is inoperable.

Key facts

• Large deck
• Spacious backyard
• Tiled front porch

Tags

• TILED FRONT PORCH
• FIREPLACE
• DEDICATED DINING ROOM
• LARGE DECK
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking (gravel); No garage
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup
• Home design: Single-story residence; Approximately 50+ years old; Crawl space foundation
• Construction: Brick veneer (full exterior); Composition shingle roof
• Exterior features: Front porch; Deck; Level yard with some trees

Interior

• Kitchen: 12 x 14 kitchen; Gas range (stand-alone); Refrigerator
• Bedrooms: Two bedrooms on the main level (each approx. 13 x 12); Primary bedroom has a full bath with tub/shower
• Flooring: Hardwood; Luxury vinyl tile/plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Ceiling fans; Smooth ceilings; Wood-burning fireplace
• Laundry & utility: Washer connection in kitchen; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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, crime F, commute 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.
• Zoned schools: Lakeview Elementary (math 42% / reading 40%, grade F, #276 of 597 statewide, top 48%, 475 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 168 active listings in the ZIP; 5 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).

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.
• 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 119 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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 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. 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?
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: 1.22% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 6.8

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,960
• Equity at exit: $27,584

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $26,049
• Equity at exit: $15,995

Cash invested: $51,800 (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 29646

• Active inventory: 168
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$970
• Tax from tax record: −$359 /mo · $4,305/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $375

Break-even live

Break-even rent $1,780

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $480	-5% $428	+0% $375	+5% $323	+10% $271
Rent	-10% $197	-5% $286	+0% $375	+5% $464	+10% $553
Rate	-1.0pp $469	-0.5pp $422	base $375	+0.5pp $327	+1.0pp $279

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Main St S Greenwood, SC	2.0–3.0	1.0	811	$1,050	$1.29	11d	5	0.97mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	1.40mi
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	1.42mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	15d	1	1.43mi
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	24d	1	1.43mi

Listing history 25 events

1. 2026-06-19
   days on market $185,000 Active 119 DOM
2. 2026-06-18
   days on market $185,000 Active 118 DOM
3. 2026-06-17
   days on market $185,000 Active 117 DOM
4. 2026-06-16
   days on market $185,000 Active 116 DOM
5. 2026-06-15
   days on market $185,000 Active 115 DOM
6. 2026-06-14
   days on market $185,000 Active 113 DOM
7. 2026-06-12
   days on market $185,000 Active 112 DOM
8. 2026-06-09
   days on market $185,000 Active 109 DOM
9. 2026-06-08
   days on market $185,000 Active 108 DOM
10. 2026-06-07
    days on market $185,000 Active 107 DOM
11. 2026-06-07
    days on market $185,000 Active 106 DOM
12. 2026-06-03
    days on market $185,000 Active 103 DOM
13. 2026-06-02
    days on market $185,000 Active 102 DOM
14. 2026-06-01
    days on market $185,000 Active 101 DOM
15. 2026-05-31
    price $185,000 Active 100 DOM
16. 2026-05-31
    days on market $199,000 Active 100 DOM
17. 2026-05-30
    days on market $199,000 Active 99 DOM
18. 2026-05-01
    price $199,000
19. 2026-03-09
    price $200,000
20. 2026-02-20
    listed $210,000 Active
21. 2023-10-02
    soldstatus $160,000
22. 2023-09-28
    soldstatus $160,000 Closed 862-char remark

    Show marketing remark (862 chars)

    This charming 2 bedroom 1 bath mill house is ready for it's next owner to make it their own! Located within walking distance to Lander University, Uptown Greenwood, and West Cambridge Park making it an ideal place to call home. The traditional mill house broken tile porch welcomes you to freshly painted rooms and refinished wood floors complete with new vent covers and quarter round trim. The kitchen has new counter tops, cabinet pulls, sink, refrigerator and gas stove. A bonus room sits off the kitchen and opens on to a large deck and spacious yard with plenty room for a storage building, garage, or pool. Flooring in the kitchen and bonus room is new LVP. Motion detection lighting at the front and back door adds extra security. This house won't last long, don't miss out! Security camera system will not convey with property. Fireplace is inoperable.

23. 2023-08-07
    historical Active Under Contract 862-char remark

    Show marketing remark (862 chars)

    This charming 2 bedroom 1 bath mill house is ready for it's next owner to make it their own! Located within walking distance to Lander University, Uptown Greenwood, and West Cambridge Park making it an ideal place to call home. The traditional mill house broken tile porch welcomes you to freshly painted rooms and refinished wood floors complete with new vent covers and quarter round trim. The kitchen has new counter tops, cabinet pulls, sink, refrigerator and gas stove. A bonus room sits off the kitchen and opens on to a large deck and spacious yard with plenty room for a storage building, garage, or pool. Flooring in the kitchen and bonus room is new LVP. Motion detection lighting at the front and back door adds extra security. This house won't last long, don't miss out! Security camera system will not convey with property. Fireplace is inoperable.

24. 2023-08-01
    listed $149,500 Active 862-char remark

    Show marketing remark (862 chars)

    This charming 2 bedroom 1 bath mill house is ready for it's next owner to make it their own! Located within walking distance to Lander University, Uptown Greenwood, and West Cambridge Park making it an ideal place to call home. The traditional mill house broken tile porch welcomes you to freshly painted rooms and refinished wood floors complete with new vent covers and quarter round trim. The kitchen has new counter tops, cabinet pulls, sink, refrigerator and gas stove. A bonus room sits off the kitchen and opens on to a large deck and spacious yard with plenty room for a storage building, garage, or pool. Flooring in the kitchen and bonus room is new LVP. Motion detection lighting at the front and back door adds extra security. This house won't last long, don't miss out! Security camera system will not convey with property. Fireplace is inoperable.

25. 2020-08-04
    soldstatus $66,400

ⓘ 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: $4,305 · $359/mo
• Projected year-2 tax: $4,305 · $359/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $27,058
• − Mortgage interest: −$10,363
• − Property taxes: −$4,305
• − Insurance: −$925
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$5,382
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $4,083/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

• Census place: Greenwood, SC
• City population: 26,275
• Population (ZIP): 28,413

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Black 43% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -208.03%
• Current HPI: 153.1055
• Rent YoY: —
• Metro: —
• 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

+199.7% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $199,000 Greater Greenville MLS
• 2026-03-09 Price Changed $200,000 Greater Greenville MLS
• 2026-02-20 Listed $210,000 Greater Greenville MLS
• 2023-10-02 Sold (Public Records) $160,000 Public Records
• 2023-09-28 Sold (MLS) $160,000 GAOR
• 2023-08-07 Contingent — GAOR
• 2023-08-01 Listed $149,500 GAOR
• 2020-08-04 Sold (Public Records) $66,400 Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,305 · +1.7% YoY. Source: county tax records.