103 Violet Ct · Greenwood, SC 29649

$169,900

2 bd · 2.0 ba · 1,176 sqft · MultiFamily public records · 51 Days on market

Built 2007 1,176 sqft lot Est $175k · at est. $55/mo HOA · 4% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Located in the established Avalon community, you're just minutes from everything Greenwood has to offer. This original owner well maintained 2-bedroom, 2-bathroom home offers the perfect blend of comfort, style, and convenience. Step inside to an open-concept layout that connects the living, dining, and kitchen areas, with pantry. Laundry room, where the 3 month old washer & dryer, as well as all stainless kitchen appliances including the refrigerator will convey. The spacious living room is perfect for entertaining while the bar seating and dining space offer flexible options for meals and gatherings. The large primary suite features a generous walk-in closet, full bath with a handi

Key facts

• Pantry
• Laundry room
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• PANTRY
• LAUNDRY ROOM
• STAINLESS KITCHEN APPLIANCES
• WALK-IN CLOSET
• PRIVATE OUTDOOR AREA

Property features AI

Finance

• Other: Located in the AVALON subdivision; Directions: Northside Drive to Avalon subdivision; 2nd home on left on Violet Ct.
• HOA & community: Homeowners association with a $55 monthly fee

Exterior

• Utilities: Natural gas available; Sewer connected
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Wood fencing; Cleared, level lot

Interior

• Kitchen: Microwave; Refrigerator; Electric water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Eat-in kitchen; Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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, crime F, commute 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.
• Zoned schools: Pinecrest Elementary (math 29% / reading 29%, grade F, #413 of 597 statewide, top 69%, 416 students, 100% FRL); Northside Middle (math 17% / reading 29%, grade F, #171 of 229 statewide, top 76%, 698 students, 100% FRL); Greenwood High (math 34% / reading 73%, grade C-, #138 of 196 statewide, top 70%, 1,730 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 259 active listings in the ZIP; 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• At $2,567/mo this rent would consume 56% 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $87k; list at $170k implies a 96% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $175,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 St. Kitts Ct	0.26mi	2/2.0	1,000 (-15%)	23mo	$149,000	$149	44

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $34,252
• Equity at exit: $25,333

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $109,291
• Equity at exit: $14,690

Cash invested: $47,572 (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: 259
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,567 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$71
• HOA: −$55
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $971

Break-even live

Break-even rent $1,338

Max offer price $169,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,067	-5% $1,019	+0% $971	+5% $922	+10% $874
Rent	-10% $768	-5% $869	+0% $971	+5% $1,072	+10% $1,173
Rate	-1.0pp $1,056	-0.5pp $1,014	base $971	+0.5pp $927	+1.0pp $882

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,568
Total (2 units)			$2,567

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 20 events

1. 2026-06-21
   days on market $169,900 Active 51 DOM
2. 2026-06-19
   days on market $169,900 Active 49 DOM
3. 2026-06-18
   days on market $169,900 Active 48 DOM
4. 2026-06-17
   days on market $169,900 Active 47 DOM
5. 2026-06-16
   days on market $169,900 Active 46 DOM
6. 2026-06-15
   days on market $169,900 Active 45 DOM
7. 2026-06-14
   days on market $169,900 Active 43 DOM
8. 2026-06-12
   days on market $169,900 Active 42 DOM
9. 2026-06-09
   days on market $169,900 Active 39 DOM
10. 2026-06-08
    days on market $169,900 Active 38 DOM
11. 2026-06-07
    days on market $169,900 Active 37 DOM
12. 2026-06-07
    days on market $169,900 Active 36 DOM
13. 2026-06-03
    days on market $169,900 Active 33 DOM
14. 2026-06-02
    days on market $169,900 Active 32 DOM
15. 2026-06-01
    days on market $169,900 Active 31 DOM
16. 2026-05-31
    days on market $169,900 Active 30 DOM
17. 2026-05-30
    days on market $169,900 Active 29 DOM
18. 2026-05-01
    listed $169,900 Active
19. 2010-08-26
    soldstatus $86,900
20. 2010-07-09
    listed $86,900

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$481/yr (+$40/mo · 98.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 18 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: $30,804
• − Mortgage interest: −$9,517
• − Property taxes: −$487
• − Insurance: −$850
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − HOA: −$660
• − Depreciation: −$4,943
• Taxable income: $9,419
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $9,386/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

• Census place: Greenwood, SC
• 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

+95.5% since first listed

3 events — show timeline

• 2026-05-01 Listed $169,900 GAOR
• 2010-08-26 Sold (MLS) $86,900 GAOR
• 2010-07-09 Listed $86,900 GAOR

Property tax history

+1.5%/yr

Latest (2025): $487 · +2.2% YoY. Source: county tax records.