103 Furman Ave · Greenwood, SC 29649

$95,000

2 bd · 1.0 ba · 680 sqft · Other public records · 16 Days on market

Built 1963 0.48 ac lot

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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 +22.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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 MLS

Check out this cozy cottage one level home in a great location just off bypass behind the old Walmart. Walking distance to everything! Vinyl siding for easy maintenance. 2 bedrooms, 1 full bath Hardwood floors (underneath carpet). Central heat and air with 4 ton unit installed 2017. Ceiling fans in all rooms Lots of windows for natural light with 2 inch faux wood blinds. Fully fenced . 48 acre private lot in quiet neighborhood with two double gates and electrical hookup. 22 x 20 2 car awning carport added in 2017. Smooth top stove, refrigerator. Gutters with lead guards installed 2017. Beautiful back yard with a serene setting!!

Key facts

• Fully fenced
• Central heat and air
• Ceiling fans

Tags

• VINYL SIDING
• HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• CEILING FANS
• NATURAL LIGHT
• FULLY FENCED

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation; Composition roof; Built with typical residential construction
• Exterior features: Porch; Deck; Fenced yard; Landscaped lot; Paved road access; Outbuilding

Interior

• Flooring: Ceramic tile; Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Storm windows; Gas water heater; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1 comparable units currently listed for rent nearby; 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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

• Watch-outs: property tax is 3.6% of price.
• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.30% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,232
• Equity at exit: $14,165

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $8,861
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$283 /mo · $3,392/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $158

Break-even live

Break-even rent $1,039

Max offer price $95,000

Occupancy floor 82%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 New Market St Greenwood, SC	2.0	1.0	650	$800	$1.23	11d	5	1.42mi

Listing history 14 events

1. 2026-05-14
   historical Active Under Contract 636-char remark

   Show marketing remark (636 chars)

   Check out this cozy cottage one level home in a great location just off bypass behind the old Walmart. Walking distance to everything! Vinyl siding for easy maintenance. 2 bedrooms, 1 full bath Hardwood floors (underneath carpet). Central heat and air with 4 ton unit installed 2017. Ceiling fans in all rooms Lots of windows for natural light with 2 inch faux wood blinds. Fully fenced . 48 acre private lot in quiet neighborhood with two double gates and electrical hookup. 22 x 20 2 car awning carport added in 2017. Smooth top stove, refrigerator. Gutters with lead guards installed 2017. Beautiful back yard with a serene setting!!

2. 2026-05-11
   listed $95,000 Active 636-char remark

   Show marketing remark (636 chars)

   Check out this cozy cottage one level home in a great location just off bypass behind the old Walmart. Walking distance to everything! Vinyl siding for easy maintenance. 2 bedrooms, 1 full bath Hardwood floors (underneath carpet). Central heat and air with 4 ton unit installed 2017. Ceiling fans in all rooms Lots of windows for natural light with 2 inch faux wood blinds. Fully fenced . 48 acre private lot in quiet neighborhood with two double gates and electrical hookup. 22 x 20 2 car awning carport added in 2017. Smooth top stove, refrigerator. Gutters with lead guards installed 2017. Beautiful back yard with a serene setting!!

3. 2026-05-11
   listed $95,000 Active

   Show marketing remark (636 chars)

   Check out this cozy cottage one level home in a great location just off bypass behind the old Walmart. Walking distance to everything! Vinyl siding for easy maintenance. 2 bedrooms, 1 full bath Hardwood floors (underneath carpet). Central heat and air with 4 ton unit installed 2017. Ceiling fans in all rooms Lots of windows for natural light with 2 inch faux wood blinds. Fully fenced . 48 acre private lot in quiet neighborhood with two double gates and electrical hookup. 22 x 20 2 car awning carport added in 2017. Smooth top stove, refrigerator. Gutters with lead guards installed 2017. Beautiful back yard with a serene setting!!

4. 2025-10-28
   price $139,900
5. 2024-06-25
   soldstatus $125,000 Closed
6. 2024-06-25
   soldstatus $125,000
7. 2024-06-25
   soldstatus $125,000
8. 2024-05-10
   status Pending
9. 2024-05-06
   listed $120,000 Active
10. 2024-05-06
    listed $120,000
11. 2024-05-06
    listed $120,000
12. 2016-12-19
    soldstatus $48,000
13. 2016-12-09
    soldstatus $48,000
14. 2016-11-01
    listed $48,000

ⓘ 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: $3,392 · $283/mo
• Projected year-2 tax: $3,392 · $283/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,857
• − Mortgage interest: −$5,321
• − Property taxes: −$3,392
• − Insurance: −$475
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,764
• Taxable income: $528
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $1,765/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
• 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

+97.9% since first listed

14 events — show timeline

• 2026-05-14 Contingent — GAOR
• 2026-05-11 Listed $95,000 GAOR
• 2026-05-11 Listed $95,000 AMLS
• 2025-10-28 Price Changed $139,900 GAOR
• 2024-06-25 Sold (MLS) $125,000 Hive MLS
• 2024-06-25 Sold (MLS) $125,000 Hive MLS
• 2024-06-25 Sold (MLS) $125,000 AMLS
• 2024-05-10 Pending — AMLS
• 2024-05-06 Listed $120,000 AMLS
• 2024-05-06 Listed $120,000 Hive MLS
• 2024-05-06 Listed $120,000 Hive MLS
• 2016-12-19 Sold (Public Records) $48,000 Public Records
• 2016-12-09 Sold (MLS) $48,000 GAOR
• 2016-11-01 Listed $48,000 GAOR

Property tax history

+8.4%/yr

Latest (2025): $3,392 · +2726.6% YoY. Source: county tax records.