1 Cornell Ct · Parker, SC 29611

$199,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 17 Days on market

Built 1960 10,752 sqft lot Est $195k · at est. ↓ 6% 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 +14.5/30.0
• ARV discount +6.6/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully refreshed home in one of Greenville's most convenient locations just 1.7 miles from the newly renovated Judson Mill and 3 miles from all that downtown Greenville has to offer. Or go the opposite direction and be in Easley/Powdersville in 5 minutes. This two bedroom/one bath home is ready for its new owners to live, laugh, and love. Paint has been updated throughout the home to a solid neutral color, bathroom totally remodeled, and a laundry room that's big enough for laundry and a freezer or pantry storage. Pre list inspection done and seller has made all home repairs and is currently in process of repairs to the workshop. Property does include a detached 30x30 wor

Key facts

• Detached workshop
• Two-bay carport
• Convenient location

Tags

• CONVENIENT LOCATION
• NEWLY RENOVATED JUDSON MILL
• DOWNTOWN GREENVILLE
• DETACHED WORKSHOP
• TWO-BAY CARPORT
• TOTALLY REMODELED BATHROOM

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1,100
• Exterior features: Lot of approximately 10,752 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $45 ($536/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 $175k (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Parker — 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 (#31 in SC, #4,642 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment 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 rising (+1.7%/yr); 278 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 17 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,505 (12.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $195,228
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Harris Ave	0.42mi	3/1.0 (+1)	1,100 (+5%)	8mo	$100,000	$91	60
221 Beatrice St	0.67mi	2/1.0	1,008 (-3%)	11mo	$190,000	$188	54
105 Francis Ave	0.72mi	2/2.0	991 (-5%)	4mo	$182,500	$184	50
18 Link St	0.44mi	3/1.5 (+1)	1,000 (-4%)	21mo	$187,000	$187	48
6 Caren St	0.48mi	2/1.0	953 (-9%)	20mo	$175,000	$184	46
107 Flora Ave	0.54mi	3/2.0 (+1)	1,100 (+5%)	15mo	$150,000	$136	44
212 S Texas Ave	0.74mi	2/1.0	953 (-9%)	9mo	$185,000	$194	44
107 Jasmine Dr	0.67mi	2/1.0	916 (-12%)	9mo	$188,000	$205	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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-31,621
• Equity at exit: $29,672

10-year hold

• IRR: -10.2%
• Equity multiple: 0.41×
• Total profit: $-32,745
• Equity at exit: $17,206

Cash invested: $55,720 (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 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 278
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $45

Break-even live

Break-even rent $1,689

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $101	+0% $45	+5% $-12	+10% $-68
Rent	-10% $-93	-5% $-24	+0% $45	+5% $114	+10% $183
Rate	-1.0pp $145	-0.5pp $95	base $45	+0.5pp $-7	+1.0pp $-59

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lynhurst Dr Greenville, SC	3.0	1.5	1177	$2,500	$2.12	16d	1	0.84mi
15 Best Dr Greenville, SC	3.0	1.5	1020	$1,125	$1.10	21d	1	0.85mi
107 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	25d	1	0.87mi
109 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	25d	1	0.89mi
12 Templewood Dr Greenville, SC	3.0	1.0	1200	$1,795	$1.50	25d	1	0.89mi
1014 S Welcome Rd Greenville, SC	3.0	2.0	1400	$2,800	$2.00	4d	1	0.96mi
44 4th Ave Greenville, SC	3.0	2.0	1350	$1,975	$1.46	25d	1	1.03mi
125 Ledbetter St Unit B Greenville, SC	3.0	2.0	1270	$1,850	$1.46	5d	1	1.05mi
5001 Assembly View Cir Greenville, SC	1.0–3.0	1.0–2.0	975	$1,328	$1.36	5d	27	1.05mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	16d	1	1.13mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$2,758	$2.08	4d	110	1.19mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	25d	1	1.28mi
19 Saco St Greenville, SC	2.0	2.0	1050	$2,400	$2.29	25d	1	1.30mi
10 10th St Greenville, SC	2.0	1.0	1152	$1,100	$0.95	5d	1	1.35mi
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	25d	1	1.36mi
7 Iola St Greenville, SC	3.0	2.0	1165	$2,500	$2.15	16d	1	1.37mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	25d	1	1.37mi
3001 Lizzie Dr Greenville, SC	1.0–3.0	1.0–2.0	976	$1,118	$1.15	25d	1	1.38mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	5d	1	1.42mi

Listing history 12 events

1. 2026-06-22
   days on market $199,000 Active 17 DOM
2. 2026-06-18
   days on market $199,000 Active 14 DOM
3. 2026-06-17
   days on market $199,000 Active 13 DOM
4. 2026-06-16
   days on market $199,000 Active 12 DOM
5. 2026-06-15
   days on market $199,000 Active 11 DOM
6. 2026-06-13
   days on market $199,000 Active 9 DOM
7. 2026-06-13
   days on market $199,000 Active 8 DOM
8. 2026-06-10
   days on market $199,000 Active 6 DOM
9. 2026-06-09
   days on market $199,000 Active 5 DOM
10. 2026-06-08
    days on market $199,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $199,000 Active 3 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,941
• − Mortgage interest: −$11,147
• − Property taxes: −$2,489
• − Insurance: −$995
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,789
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,215/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 — Parker

• Score: 74/100
• State rank: #31
• US rank: #4642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1754.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• 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

-6.1% since first listed

13 events — show timeline

• 2026-06-04 Listed $199,000 ForSaleByOwner.com
• 2026-05-28 Sold (Public Records) $195,000 Public Records
• 2026-03-02 Listing Removed — Greater Greenville MLS
• 2026-02-20 Price Changed $195,000 Greater Greenville MLS
• 2026-02-12 Price Changed $199,000 Greater Greenville MLS
• 2026-02-03 Relisted — Greater Greenville MLS
• 2026-01-30 Pending — Greater Greenville MLS
• 2026-01-29 Price Changed $200,000 Greater Greenville MLS
• 2026-01-16 Price Changed $207,000 Greater Greenville MLS
• 2025-12-24 Relisted — Greater Greenville MLS
• 2025-12-22 Pending — Greater Greenville MLS
• 2025-12-20 Price Changed $210,000 Greater Greenville MLS
• 2025-12-05 Listed $212,000 Greater Greenville MLS

Property tax history

+14.9%/yr

Latest (2025): $2,489 · +3.4% YoY. Source: county tax records.