405 Darlington Ave · Sans Souci, SC 29609

$162,400

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 215 Days on market

Built 1966 9,583 sqft lot Est $244k · 33% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * PROPERTY SOLD STRICTLY AS-IS * * Great Investment Opportunity In Sans Souchi Heights! This 2 bedroom, 1 bathroom house is located in the awesome neighborhood of Sans Souchi Heights. Being within such close proximity to everything this neighborhood has to offer, this property could become a great investment property or could also serve as a great primary residence once remodeled. The property is in need of extensive repairs and renovations and will not qualify for financing so it will take the right person to take on this project. Schedule your showing today and bring all offers!

Key facts

• 9,583 sq ft lot
• Built 1966
• Listed 214 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property; One story
• Construction: Above-grade finished area of about 1,112
• Exterior features: Approximately 0.22 acre lot

Interior

• Bathrooms: One full bathroom
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $159k (2.2% below list).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Sans Souci — 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 74/100 on livability (#30 in SC, #4,635 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime D-, amenities D-.
• 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 flat; 196 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 215 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $142,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 D 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: 0.98% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $243,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Paris Mountain Ave	0.18mi	3/1.0 (+1)	1,150 (+3%)	1mo	$150,000	$130	81
400 Darlington Ave	0.03mi	2/1.0	990 (-11%)	8mo	$230,000	$232	73
317 Rogers Ave	0.38mi	2/1.0	1,092 (-2%)	13mo	$280,000	$256	68
204 Von Hollen Dr	0.48mi	2/1.0	1,082 (-3%)	7mo	$171,000	$158	68
10 Sunshine Ave	0.30mi	2/2.0	1,144 (+3%)	14mo	$265,000	$232	66
700 N Franklin Rd	0.32mi	3/1.0 (+1)	1,047 (-6%)	8mo	$229,000	$219	64
206 Rogers Ave	0.28mi	2/1.0	975 (-12%)	10mo	$195,000	$200	58
204 Rogers Ave	0.28mi	3/2.0 (+1)	1,270 (+14%)	4mo	$235,000	$185	51
35 Burgess Ave	0.29mi	3/2.0 (+1)	1,277 (+15%)	4mo	$340,000	$266	49
11 Elrod St	0.48mi	2/1.0	945 (-15%)	8mo	$200,000	$212	46
109 Chandler St	0.62mi	3/1.0 (+1)	1,048 (-6%)	15mo	$252,000	$240	44
119 E Decatur St	0.53mi	3/1.0 (+1)	1,270 (+14%)	7mo	$210,000	$165	41

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 · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-14,641
• Equity at exit: $24,214

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-9,352
• Equity at exit: $14,041

Cash invested: $45,472 (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 29609

• Rents YoY: 0.1%
• Active inventory: 196
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$852
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $254

Break-even live

Break-even rent $1,266

Max offer price $162,400

Occupancy floor 79%

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: $40,600
• Closing costs: $4,872
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 N Beacon St Greenville, SC	2.0	1.0	752	$1,850	$2.46	23d	1	0.04mi
12 E Blue Ridge Dr Greenville, SC	2.0	2.0	1400	$1,950	$1.39	23d	1	0.23mi
221 Church St Greenville, SC	2.0	1.0	900	$1,395	$1.55	3d	1	0.39mi
206 Von Hollen Dr Greenville, SC	3.0	1.0	1100	$1,549	$1.41	21d	1	0.48mi
1 Paladin Ct Unit 1 Greenville, SC	2.0	1.0	810	$1,260	$1.56	23d	1	0.52mi
1 Callahan Ave Greenville, SC	2.0	1.0	1182	$1,100	$0.93	3d	1	0.55mi
119 Merrilat Ave Greenville, SC	2.0	2.0	1100	$1,595	$1.45	23d	1	0.61mi
34 Kimbell Ct Greenville, SC	2.0	1.0	800	$1,200	$1.50	23d	1	0.79mi
403 McCrary St Greenville, SC	2.0	1.0	868	$1,200	$1.38	3d	1	0.80mi
108 Hillandale Rd Greenville, SC	2.0	1.0	1000	$1,195	$1.20	14d	1	0.84mi
31 Victor St Unit 339 Greenville, SC	2.0	1.0	975	$1,853	$1.90	23d	1	0.85mi
31 Victor St Unit 331 Greenville, SC	2.0	1.0	995	$2,204	$2.22	23d	1	0.85mi
31 Victor St Unit 328 Greenville, SC	2.0	1.0	835	$1,585	$1.90	23d	1	0.85mi
31 Victor St Unit 132 Greenville, SC	1.0	1.0	783	$1,488	$1.90	23d	1	0.85mi
31 Victor St Unit 144 Greenville, SC	2.0	1.0	860	$1,634	$1.90	23d	1	0.85mi
31 Victor St Unit 201 Greenville, SC	2.0	1.0	895	$1,700	$1.90	23d	1	0.85mi
34 Orlando Ave Greenville, SC	3.0	1.0	816	$1,495	$1.83	3d	1	0.88mi
31 Victor St Greenville, SC	1.0–2.0	1.0	759	$2,419	$3.18	23d	15	0.90mi
9 Gilreath St Greenville, SC	3.0	2.0	1244	$1,495	$1.20	21d	1	0.98mi
1114 N Franklin Rd Greenville, SC	2.0	1.0	700	$925	$1.32	3d	1	0.98mi
357 Hillandale Rd Greenville, SC	1.0–2.0	1.0	807	$940	$1.16	3d	5	0.99mi
110 Worley Rd Greenville, SC	3.0	2.0	1100	$1,595	$1.45	23d	1	1.02mi
9 Cone Crest Ct Greenville, SC	2.0	1.0	818	$1,350	$1.65	21d	1	1.06mi
216 Lester Ave Greenville, SC	2.0	1.0	1000	$1,175	$1.18	3d	1	1.13mi
135 D St Greenville, SC	2.0	1.0	938	$1,150	$1.23	21d	1	1.27mi
1121 Tsali Cir Greenville, SC	2.0	1.0–2.0	906	$2,401	$2.65	3d	8	1.37mi
1250 WATER TOWER Cir Greenville, SC	2.0	1.0–2.0	790	$1,959	$2.48	3d	28	1.42mi
4 Hall Rd Greenville, SC	3.0	2.0	1100	$1,700	$1.55	14d	1	1.44mi
5 Parkstone Ct Greenville, SC	3.0	2.0	1232	$1,725	$1.40	19d	1	1.46mi

Listing history 16 events

1. 2026-06-08
   days on market $162,400 Active 215 DOM
2. 2026-06-07
   days on market $162,400 Active 214 DOM
3. 2026-06-03
   days on market $162,400 Active 210 DOM
4. 2026-06-03
   days on market $162,400 Active 209 DOM
5. 2026-06-01
   days on market $162,400 Active 208 DOM
6. 2026-05-31
   days on market $162,400 Active 207 DOM
7. 2026-04-16
   price $162,400
8. 2026-03-20
   price $164,900
9. 2026-02-23
   price $169,900
10. 2026-01-15
    price $174,000
11. 2025-12-29
    price $179,000
12. 2025-12-03
    price $185,000
13. 2025-11-19
    price $190,000
14. 2025-11-05
    listed $200,000 Active
15. 2025-10-29
    soldstatus $135,000
16. 1981-12-31
    soldstatus $13,500

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,052
• − Mortgage interest: −$9,097
• − Property taxes: −$973
• − Insurance: −$812
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,724
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,951/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 — Sans Souci

• Score: 74/100
• State rank: #30
• US rank: #4635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sans Souci, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,292
• Household income: $65,342
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1685.0

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% Black 12% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 1% Vietnamese 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: ▼ -291.09%
• Current HPI: 277.6004
• Rent YoY: ▲ 0.14%
• 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

+1103.0% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $162,400 SPMLS
• 2026-03-20 Price Changed $164,900 SPMLS
• 2026-02-23 Price Changed $169,900 SPMLS
• 2026-01-15 Price Changed $174,000 SPMLS
• 2025-12-29 Price Changed $179,000 SPMLS
• 2025-12-03 Price Changed $185,000 SPMLS
• 2025-11-19 Price Changed $190,000 SPMLS
• 2025-11-05 Listed $200,000 SPMLS
• 2025-10-29 Sold (Public Records) $135,000 Public Records
• 1981-12-31 Sold (Public Records) $13,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $973 · +62.0% YoY. Source: county tax records.