238 Abner Creek Rd · Greer, SC 29651

$180,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 314 Days on market

Built 1940 0.58 ac lot Est $170k · 6% over

---

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 +21.1/30.0
• DSCR +6.7/10.0
• ARV discount +4.9/15.0
• 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

INVESTORS & HANDYMAN SPECIAL! Spacious 4-bedroom, 1.5-bath home on a huge lot in the desirable Riverside School District. Features a large kitchen and hardwood floors in part of the home. This property needs significant repairs but offers tremendous potential—perfect as a starter home or an investment opportunity. Act fast—this one won’t last! Home is being sold strictly AS-IS with no seller disclosure.

Key facts

• Large kitchen
• Huge lot
• Hardwood floors

Tags

• HUGE LOT
• LARGE KITCHEN
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: No garage
• Utilities: Public water; Electric water heater; Septic sewer; Private garbage pickup
• Home design: Single-story home; Age: 50+ years; Slab foundation
• Construction: Block exterior finish; Composition shingle roof
• Exterior features: Level lot; Approximately 1/2 acre

Interior

• Kitchen: Cooktop (electric); Kitchen approx. 11 x 11; Dining area approx. 9 x 9
• Bedrooms: 4 bedrooms on the main level; Primary bedroom: Other/see remarks; Bedroom sizes: Master 10 x 9; Bedroom 2 10 x 10; Bedroom 3 10 x 10; Bedroom 4 9 x 5
• Flooring: Carpet; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (on main level: 1 full)
• Heating & cooling: Forced air heating; Central forced cooling (electric)
• Interior features: Other interior features (see remarks); No fireplace
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $256 ($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 $171k (4.9% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.2% in Greer — 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 (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute F.
• 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.
• Zoned schools: Woodland Elementary (math 64% / reading 61%, grade B, #69 of 597 statewide, top 12%, 1,251 students, 49% FRL).
• Zoned-school proficiency averages 62% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 503 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 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.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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 1940 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $170,136
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 J St	0.18mi	2/1.0	1,080 (-12%)	2mo	$150,000	$139	71
171 J St	0.15mi	2/2.0	1,088 (-11%)	2mo	$102,000	$94	69

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-15,243
• Equity at exit: $26,839

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,862
• Equity at exit: $15,563

Cash invested: $50,400 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 503
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $256

Break-even live

Break-even rent $1,387

Max offer price $180,000

Occupancy floor 80%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Kinbrace Ct Greer, SC	3.0	2.5	1442	$1,849	$1.28	3d	23	0.60mi
505 Everhope Ave Greer, SC	2.0	2.0	1357	$1,824	$1.34	3d	8	0.86mi

Listing history 18 events

1. 2026-06-18
   days on market $180,000 Active 314 DOM
2. 2026-06-17
   days on market $180,000 Active 313 DOM
3. 2026-06-16
   days on market $180,000 Active 312 DOM
4. 2026-06-15
   days on market $180,000 Active 311 DOM
5. 2026-06-13
   days on market $180,000 Active 309 DOM
6. 2026-06-13
   days on market $180,000 Active 308 DOM
7. 2026-06-10
   days on market $180,000 Active 306 DOM
8. 2026-06-09
   days on market $180,000 Active 305 DOM
9. 2026-06-08
   days on market $180,000 Active 304 DOM
10. 2026-06-07
    days on market $180,000 Active 303 DOM
11. 2026-06-03
    days on market $180,000 Active 299 DOM
12. 2026-06-03
    days on market $180,000 Active 298 DOM
13. 2026-06-01
    days on market $180,000 Active 297 DOM
14. 2026-05-31
    days on market $180,000 Active 296 DOM
15. 2025-10-31
    price $180,000
16. 2025-08-08
    listed $198,880 Active
17. 2018-04-08
    historical
18. 2018-01-07
    listed $102,900 Active

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$102/yr (+$9/mo · 11.1%)

ⓘ 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 ≥104°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,543
• − Mortgage interest: −$10,083
• − Property taxes: −$924
• − Insurance: −$900
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$5,236
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $3,051/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 — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 720.0

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• 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

+74.9% since first listed

4 events — show timeline

• 2025-10-31 Price Changed $180,000 Greater Greenville MLS
• 2025-08-08 Listed $198,880 Greater Greenville MLS
• 2018-04-08 Listing Removed — Greater Greenville MLS
• 2018-01-07 Listed $102,900 Greater Greenville MLS

Property tax history

+11.4%/yr

Latest (2025): $924 · -5.5% YoY. Source: county tax records.