319 Alice Ave · Parker, SC 29611

$282,000

4 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 29 Days on market

Built 2019 8,712 sqft lot Est $294k · at est.

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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 +12.7/30.0
• ARV discount +9.4/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

Key facts

• No neighboring home
• Back deck
• Single level home

Tags

• SINGLE LEVEL HOME
• FENCED BACKYARD
• BACK DECK
• NO NEIGHBORING HOME
• CLOSE TO LOCAL RESTAURANTS

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story home; Approximately 6–10 years old
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation; Attic and garage storage
• Exterior features: Deck; Patio; Level lot; Lot size half-acre or less

Interior

• Kitchen: Kitchen approximately 11 x 15; Dishwasher; Electric oven
• Bedrooms: Primary bedroom on main level with full bath, tub/shower and walk-in closet; Four bedrooms on main level; Bedroom sizes roughly 12 x 12, 10 x 10, 10 x 10, 10 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Smooth ceilings; Open floor plan; Split floor plan; Other countertops
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-32 ($-383/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (22.9% below list).
• Recommended offer: $217k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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.
• Zoned schools: Hollis Academy (math 28% / reading 21%, grade F, #452 of 597 statewide, top 78%, 608 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 49% district-wide (-24 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 278 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,174/mo this rent would consume 51% 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 $8k 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 29 days — a 2% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $142k; list at $282k implies a 99% gain — meaningful room to come down on a strong offer.

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 $217,360 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $294,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Iola St	0.58mi	3/2.0 (-1)	1,165 (-3%)	1mo	$369,000	$317	63
110 Arnold St	0.22mi	3/2.0 (-1)	1,115 (-7%)	20mo	$257,500	$231	57
23 Ross St	0.52mi	3/2.0 (-1)	1,101 (-8%)	2mo	$299,000	$272	56
4 Caren St	0.56mi	3/1.0 (-1)	1,236 (+3%)	5mo	$180,000	$146	55
11 Gaylord St	0.15mi	3/2.0 (-1)	1,034 (-14%)	14mo	$142,000	$137	54
25 Springside Ave	0.35mi	3/2.0 (-1)	1,118 (-6%)	19mo	$329,000	$294	52
19 Hunt St	0.65mi	3/2.0 (-1)	1,198 (+0%)	16mo	$295,000	$246	51
37 Jones St	0.52mi	3/2.5 (-1)	1,339 (+12%)	4mo	$400,000	$299	46
104 B St	0.70mi	3/2.0 (-1)	1,250 (+4%)	13mo	$362,000	$290	44
13 Harris Ave	0.60mi	3/1.0 (-1)	1,100 (-8%)	8mo	$100,000	$91	43
9 Oak St	0.48mi	3/2.0 (-1)	1,320 (+10%)	19mo	$255,000	$193	40
220 Clemson Ave	0.72mi	3/2.0 (-1)	1,352 (+13%)	2mo	$112,000	$83	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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-50,584
• Equity at exit: $42,047

10-year hold

• IRR: -13.3%
• Equity multiple: 0.26×
• Total profit: $-58,087
• Equity at exit: $24,382

Cash invested: $78,960 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,479
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-32

Break-even live

Break-even rent $2,214

Max offer price $276,358

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $48	+0% $-32	+5% $-112	+10% $-192
Rent	-10% $-204	-5% $-118	+0% $-32	+5% $54	+10% $140
Rate	-1.0pp $110	-0.5pp $40	base $-32	+0.5pp $-105	+1.0pp $-179

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Ledbetter St Unit B Greenville, SC	3.0	2.0	1270	$1,850	$1.46	5d	1	0.37mi
7 Iola St Greenville, SC	3.0	2.0	1165	$2,500	$2.15	16d	1	0.56mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$3,465	$2.62	4d	110	0.72mi
41 Burdette St #1 Greenville, SC	3.0	2.0	1148	$1,500	$1.31	25d	1	0.74mi
5001 Assembly View Cir Greenville, SC	1.0–3.0	1.0–2.0	975	$1,551	$1.59	5d	27	0.75mi
5 Charles St Greenville, SC	3.0	2.0	1492	$1,800	$1.21	25d	1	0.77mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	5d	1	0.80mi
44 4th Ave Greenville, SC	3.0	2.0	1350	$1,975	$1.46	25d	1	0.84mi
1 E Main St Greenville, SC	1.0–3.0	1.0–2.0	1241	$2,600	$2.10	5d	28	0.85mi
3001 Lizzie Dr Greenville, SC	1.0–3.0	1.0–2.0	976	$1,401	$1.44	25d	1	1.15mi
39 E 7th St Greenville, SC	3.0	2.0	1120	$1,750	$1.56	5d	1	1.18mi
5 Zarline St Greenville, SC	3.0	1.0	1060	$1,095	$1.03	21d	1	1.19mi
3 Lynhurst Dr Greenville, SC	3.0	1.5	1177	$2,500	$2.12	16d	1	1.24mi
7 Hamilton Ave Unit 1 Greenville, SC	3.0	3.0	1400	$3,999	$2.86	25d	1	1.25mi
12 Catawba Ave Greenville, SC	3.0	2.5	1399	$1,650	$1.18	16d	1	1.26mi
12 Templewood Dr Greenville, SC	3.0	1.0	1200	$1,795	$1.50	25d	1	1.33mi
193 Marbella Cir Greenville, SC	3.0	2.5–3.5	1676	$1,829	$1.09	5d	7	1.43mi

Listing history 31 events

1. 2026-06-22
   days on market $282,000 Active 29 DOM
2. 2026-06-18
   days on market $282,000 Active 26 DOM
3. 2026-06-17
   days on market $282,000 Active 25 DOM
4. 2026-06-16
   days on market $282,000 Active 24 DOM
5. 2026-06-15
   days on market $282,000 Active 23 DOM
6. 2026-06-13
   days on market $282,000 Active 21 DOM
7. 2026-06-13
   days on market $282,000 Active 20 DOM
8. 2026-06-10
   days on market $282,000 Active 18 DOM
9. 2026-06-09
   days on market $282,000 Active 17 DOM
10. 2026-06-08
    days on market $282,000 Active 16 DOM
11. 2026-06-07
    days on market $282,000 Active 15 DOM
12. 2026-06-03
    days on market $282,000 Active 11 DOM
13. 2026-06-03
    days on market $282,000 Active 10 DOM
14. 2026-06-01
    days on market $282,000 Active 9 DOM
15. 2026-05-31
    days on market $282,000 Active 8 DOM
16. 2026-05-23
    listed $282,000 Active
17. 2019-11-29
    soldstatus $141,990 Sold 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

18. 2019-05-22
    status Pending 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

19. 2019-05-18
    price $134,990 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

20. 2019-03-29
    status Active 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

21. 2019-03-28
    status Pending 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

22. 2019-03-28
    status Active 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

23. 2019-03-27
    price $136,990 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

24. 2019-03-27
    status Pending 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

25. 2019-03-19
    price $138,490 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

26. 2019-03-18
    status Active 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

27. 2019-02-13
    status Pending 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

28. 2019-01-25
    status Active 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

29. 2018-08-09
    soldstatus $175,000
30. 2018-08-07
    status Pending 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

31. 2018-06-27
    listed $136,990 Active 312-char remark

    Show marketing remark (312 chars)

    1201-A NEW single-story garage home! The home has an open great room and kitchen. The owner's suite has a private bathroom and walk-in closet. Additionally, there are 3 more bedrooms and another full bath! Haggle free pricing. No negotiation necessary. Lowest price guaranteed. Completion date is September 2019.

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $1,833 · $153/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $26,083
• − Mortgage interest: −$15,796
• − Property taxes: −$1,833
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$8,204
• Taxable loss: −$5,333
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $897/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

+105.9% since first listed

16 events — show timeline

• 2026-05-23 Listed $282,000 Greater Greenville MLS
• 2019-11-29 Sold (MLS) $141,990 Greater Greenville MLS
• 2019-05-22 Pending — Greater Greenville MLS
• 2019-05-18 Price Changed $134,990 Greater Greenville MLS
• 2019-03-29 Relisted — Greater Greenville MLS
• 2019-03-28 Pending — Greater Greenville MLS
• 2019-03-28 Relisted — Greater Greenville MLS
• 2019-03-27 Price Changed $136,990 Greater Greenville MLS
• 2019-03-27 Pending — Greater Greenville MLS
• 2019-03-19 Price Changed $138,490 Greater Greenville MLS
• 2019-03-18 Relisted — Greater Greenville MLS
• 2019-02-13 Pending — Greater Greenville MLS
• 2019-01-25 Relisted — Greater Greenville MLS
• 2018-08-09 Sold (Public Records) $175,000 Public Records
• 2018-08-07 Pending — Greater Greenville MLS
• 2018-06-27 Listed $136,990 Greater Greenville MLS

Property tax history

+2.9%/yr

Latest (2025): $1,833 · +3.8% YoY. Source: county tax records.