213 Autumn Trce · Greenwood, SC 29649

$178,000

3 bd · 2.0 ba · 1,519 sqft · Townhouse public records · 15 Days on market

Built 1984 1,519 sqft lot Est $182k · at est. $60/mo HOA · 3% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.9/10.0
• 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

AUTUMN TRACE. Rare opportunity in one of the area's most coveted neighborhoods! This charming home is one of only two units in the entire subdivision offering three bedrooms, making it a truly unique find. Featuring 3 bedrooms and 2 full bathrooms, the home offers a comfortable and functional layout designed for everyday living. The kitchen is equipped with stainless steel appliances, a convenient breakfast bar, and plenty of space for meal preparation. The spacious great room showcases a vaulted ceiling and cozy gas log fireplace, creating a warm and inviting atmosphere. Step outside to enjoy the private patio, perfect for morning coffee, outdoor dining, or simply relaxing in your own peac

Key facts

• Private patio
• Gas log fireplace
• Breakfast bar

Tags

• THREE BEDROOMS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• PRIVATE PATIO
• GAS LOG FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with $720 annual fee ($60/month equivalent)

Exterior

• Utilities: Sewer connected
• Home design: Residential townhouse
• Construction: Brick construction; Slab foundation
• Exterior features: Wood fencing; Composition roof

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Breakfast bar; Pantry; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $178k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $175k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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, schools F, crime 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.
• Market conditions: 253 active listings in the ZIP; 4 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).
• At $2,292/mo this rent would consume 50% of the median local household income ($55k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Greenwood County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $178k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $175,330 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.29% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.85%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $182,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Woodhaven Ct	0.24mi	3/2.0	1,440 (-5%)	18mo	$173,500	$120	65
220 Heritage West Ct	0.29mi	3/2.0	1,600 (+5%)	23mo	$212,000	$133	59
108 Timberwood Rd	0.41mi	3/2.0	1,378 (-9%)	17mo	$145,000	$105	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $15,686
• Equity at exit: $26,540

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $70,892
• Equity at exit: $15,390

Cash invested: $49,840 (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 29649

• Active inventory: 253
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$74
• HOA: −$60
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $700

Break-even live

Break-even rent $1,407

Max offer price $178,000

Occupancy floor 64%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Woodhaven Ct Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	24d	1	0.19mi
218 Woodhaven Ct Unit 218 Greenwood, SC	2.0	2.0	1218	$2,600	$2.13	14d	1	0.19mi
210 Woodhaven Ct Unit 210 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	0.22mi
104 Woodhaven Ct Unit 104 Greenwood, SC	2.0	2.0	1305	$2,500	$1.92	24d	1	0.22mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gas

Listing history 12 events

1. 2026-06-19
   days on market $178,000 Active 15 DOM
2. 2026-06-18
   days on market $178,000 Active 14 DOM
3. 2026-06-17
   days on market $178,000 Active 13 DOM
4. 2026-06-16
   days on market $178,000 Active 12 DOM
5. 2026-06-15
   days on market $178,000 Active 11 DOM
6. 2026-06-14
   days on market $178,000 Active 9 DOM
7. 2026-06-12
   days on market $178,000 Active 8 DOM
8. 2026-06-09
   days on market $178,000 Active 5 DOM
9. 2026-06-08
   days on market $178,000 Active 4 DOM
10. 2026-06-07
    days on market $178,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $178,000 Active 2 DOM

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$492/yr (+$41/mo · 94.1%)

ⓘ 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 ≥106°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: $27,508
• − Mortgage interest: −$9,971
• − Property taxes: −$523
• − Insurance: −$890
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$720
• − Depreciation: −$5,178
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $6,999/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

• County: Greenwood County · 26,275 people
• City population: 26,275
• Metro: Greenwood, SC
• Population (ZIP): 26,275
• Household income: $54,585
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 566.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 25% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 3% Italian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -128.00%
• Current HPI: 167.9262
• Rent YoY: —
• Metro: Greenwood, 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

+61.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $178,000 GAOR
• 2017-08-17 Sold (Public Records) $110,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $523 · +0.0% YoY. Source: county tax records.