221 Riverbreeze Rd · Welcome, SC 29611

$242,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 3 Days on market

Built 2006 10,454 sqft lot Est $279k · 13% 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 +19.4/30.0
• ARV discount +13.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vinyl/slab foundation home with covered front porch, HVAC & appliances removed. Selling as-is, seller to provide no letters (CL-100), reports, guarantees or warranties. Buyer & /or Buyer's agent to verify all info & have all inspections done for condition. Pre-Qual/POFs & copy of binder with offer. FNMA addendums with contract. Eligible for Homepath/Homepath Renovation loan. Info at www. homepath.com

Key facts

• Open living area
• Functional layout
• Lvp flooring

Tags

• RECENTLY RENOVATED
• FUNCTIONAL LAYOUT
• SPACIOUS CLEARED CORNER LOT
• OPEN LIVING AREA
• LVP FLOORING
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Electric water heater; Public sewer (public available); Garbage pickup: public and private options
• Home design: Single-story residential home; Built in 2006; Slab foundation
• Construction: Vinyl siding exterior; Architectural composition shingle roof
• Exterior features: Corner lot; Level to gently sloped terrain; Some trees

Interior

• Kitchen: Kitchen approx. 16 x 11; Dishwasher; Electric range (stand-alone); Range hood
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level with full bath and tub/shower (approx. 11 x 15); Second bedroom approx. 10 x 11; Third bedroom approx. 10 x 11
• Flooring: Vinyl; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Solid surface and laminate countertops; Smoke detector
• Laundry & utility: Laundry on first floor with walk-in area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $272 ($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 $230k (4.9% below list).
• Recommended offer: $230k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.5% in Welcome — 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 (#5 in SC, #1,321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, schools 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; 2 comparable units currently listed for rent nearby; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,302/mo this rent would consume 54% of the median local household income ($52k/yr) (locally 1754% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,239 (4.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $279,270
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Backwater Way	0.29mi	3/2.0	1,443 (+11%)	8mo	$309,000	$214	63
16 Junction Ct	0.58mi	4/2.0 (+1)	1,500 (+15%)	6mo	$182,250	$122	38

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-24,882
• Equity at exit: $36,083

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-11,267
• Equity at exit: $20,924

Cash invested: $67,760 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $272

Break-even live

Break-even rent $1,958

Max offer price $242,000

Occupancy floor 83%

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Vantage Way Greenville, SC	1.0–3.0	1.0–2.0	884	$1,950	$2.21	3d	18	1.29mi
1014 S Welcome Rd Greenville, SC	3.0	2.0	1400	$2,800	$2.00	3d	1	1.39mi

Listing history 4 events

1. 2026-06-18
   days on market $242,000 Active 3 DOM
2. 2026-06-17
   days on market $242,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $242,000 Active 1 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: $2,128 · $177/mo
• Projected year-2 tax: $2,128 · $177/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 ≥103°F today · 17 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: $27,629
• − Mortgage interest: −$13,556
• − Property taxes: −$2,128
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$7,040
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $3,434/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 — Welcome

• Score: 81/100
• State rank: #5
• US rank: #1321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welcome, SC
• County: Greenville County · 573,815 people
• City population: 33,387
• 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

+89.9% since first listed

10 events — show timeline

• 2026-06-15 Listed $242,000 Greater Greenville MLS
• 2020-12-16 Sold (Public Records) $9,456,000 Public Records
• 2020-08-04 Sold (Public Records) $127,411 Public Records
• 2010-02-16 Sold (MLS) $35,435 Greater Greenville MLS
• 2010-02-16 Sold (MLS) $35,435 WUMLS
• 2010-01-22 Listing Removed — Greater Greenville MLS
• 2009-12-08 Listed $39,500 Greater Greenville MLS
• 2009-12-08 Listed $39,500 WUMLS
• 2006-11-28 Sold (Public Records) $25,564 Public Records
• 2005-07-27 Sold (Public Records) $127,411 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,128 · +3.5% YoY. Source: county tax records.