22 Third St · Parker, SC 29670

$198,000

2 bd · 2.0 ba · 1,328 sqft · Other public records · 64 Days on market

Built 1946 0.32 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Totally remodeled classic southern Bungalow home! As you enter this home, the huge front porch will take you back to a much simpler time. .. but as you enter the home you will immediately feel like you are walking into a brand new construction home. Meticulously remodeled by a local general contractor, this home has been fully updated from top to bottom. The ceilings were even raised in the kitchen and living room to nearly 10 foot ceilings! The crawl space is walk-in with separate door- great for storage and access. New kitchen cabinets/countertops and appliances, luxury vinyl plank flooring throughout, new bathroom fixtures, new roof, wiring and plumbing. .. .this 3BR/2BA home is ready

Key facts

• Remodeled
• New wiring
• Front porch

Tags

• FRONT PORCH
• REMODELED
• NEW KITCHEN CABINETS
• LUXURY VINYL PLANK FLOORING
• NEW ROOF
• NEW WIRING

Property features AI

Finance

• HOA & community: Short term rentals allowed

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic (septic tank) available; Electricity available; Natural gas available
• Home design: Single-story home; Metal roof; Vinyl siding; Crawlspace foundation; Property not in a subdivision and located outside city limits
• Construction: Vinyl siding construction; Metal roof; Crawlspace foundation; Built over 50 years ago
• Exterior features: Front porch; Porch

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level (dimensions: approx. 8'2" x 15'8", 11'10" x 15'8", 15'4" x 15'11")
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (gas/natural gas); Heat pump; Central electric cooling
• Interior features: High ceilings; Smooth ceilings; Solid surface counters; Insulated vinyl tilt-in windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $198k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $188k (5.2% below list).
• Recommended offer: $186k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools F, 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.
• Market conditions: 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $198k implies a 1423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $186,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.8

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-12,003
• Equity at exit: $29,522

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $15,139
• Equity at exit: $17,119

Cash invested: $55,440 (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 29670

• Home prices YoY: -2.8%
• Active inventory: 161
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $317

Break-even live

Break-even rent $1,476

Max offer price $198,000

Occupancy floor 78%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 E Main St Greenville, SC	1.0–3.0	1.0–2.0	1241	$2,098	$1.69	3d	28	0.11mi
5 Charles St Greenville, SC	3.0	2.0	1492	$1,800	$1.21	23d	1	0.14mi
7 Iola St Greenville, SC	3.0	2.0	1165	$2,500	$2.15	14d	1	0.22mi
520 Perry Ave Greenville, SC	3.0	2.0	1600	$1,795	$1.12	14d	1	0.34mi
19 Saco St Greenville, SC	2.0	2.0	1050	$2,400	$2.29	23d	1	0.40mi
35 Burdette St Greenville, SC	2.0	2.0	1600	$1,950	$1.22	23d	1	0.44mi
39 E 7th St Greenville, SC	3.0	2.0	1120	$1,750	$1.56	3d	1	0.45mi
41 Burdette St #1 Greenville, SC	3.0	2.0	1148	$1,500	$1.31	23d	1	0.46mi
33 9th St Greenville, SC	2.0	1.0	886	$1,000	$1.13	23d	1	0.49mi
500 Birnie St Greenville, SC	2.0	1.0	980	$1,475	$1.51	23d	1	0.59mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	23d	1	0.69mi
5 Zarline St Greenville, SC	3.0	1.0	1060	$1,095	$1.03	19d	1	0.70mi
125 Ledbetter St Unit B Greenville, SC	3.0	2.0	1270	$1,850	$1.46	3d	1	0.76mi
12 Catawba Ave Greenville, SC	3.0	2.5	1399	$1,650	$1.18	14d	1	0.82mi
109 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	23d	1	0.89mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	3d	1	0.90mi
107 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	23d	1	0.90mi
207 S Calhoun St Unit B Greenville, SC	3.0	2.5	1730	$2,597	$1.50	14d	1	1.01mi
3 Frost St Greenville, SC	3.0	2.0	1450	$1,900	$1.31	23d	1	1.02mi
420 Oscar St Greenville, SC	3.0	2.0	1400	$1,800	$1.29	3d	1	1.02mi
5001 Assembly View Cir Greenville, SC	1.0–3.0	1.0–2.0	975	$1,328	$1.36	3d	27	1.03mi
7 Hamilton Ave Unit 1 Greenville, SC	3.0	3.0	1400	$3,999	$2.86	23d	1	1.03mi
106 Grace St Greenville, SC	3.0	2.0	1562	$2,695	$1.73	3d	1	1.06mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$2,758	$2.08	2d	110	1.06mi
25 Louise Ave Greenville, SC	3.0	3.0	1600	$1,999	$1.25	23d	1	1.07mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$2,883	$2.72	3d	25	1.19mi
1027 S Main St #206 Greenville, SC	2.0	2.5	1600	$4,950	$3.09	23d	1	1.21mi
102 Odessa St Greenville, SC	2.0	2.0	1192	$1,900	$1.59	3d	1	1.21mi
802 Hampton Ave Unit A Greenville, SC	2.0	1.0	900	$1,300	$1.44	23d	1	1.23mi
1250 WATER TOWER Cir Greenville, SC	2.0	1.0–2.0	790	$1,959	$2.48	3d	28	1.24mi
409 Pinckney St Apt 2D Greenville, SC	2.0	1.0	900	$1,300	$1.44	3d	1	1.27mi
1121 Tsali Cir Greenville, SC	2.0	1.0–2.0	906	$2,401	$2.65	3d	8	1.27mi
3001 Lizzie Dr Greenville, SC	1.0–3.0	1.0–2.0	976	$1,118	$1.15	23d	1	1.28mi
104 Wardlaw St Greenville, SC	3.0	1.0–2.0	1126	$3,579	$3.18	3d	42	1.30mi
10 10th St Greenville, SC	2.0	1.0	1152	$1,100	$0.95	3d	1	1.30mi
101 Reedy View Dr Greenville, SC	2.0	1.0–2.0	862	$3,577	$4.15	3d	31	1.30mi
412 Green Ave Greenville, SC	2.0	1.0	980	$3,000	$3.06	14d	1	1.31mi
44 4th Ave Greenville, SC	3.0	2.0	1350	$1,975	$1.46	23d	1	1.35mi
366 Field St Greenville, SC	2.0	1.0–2.0	926	$4,698	$5.07	3d	9	1.41mi
25 River St Greenville, SC	2.0	1.0–2.0	842	$3,066	$3.64	3d	10	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $198,000 Active 64 DOM
2. 2026-06-17
   days on market $198,000 Active 63 DOM
3. 2026-06-16
   pricedays on market $198,000 Active 62 DOM
4. 2026-06-15
   days on market $219,000 Active 61 DOM
5. 2026-06-13
   days on market $219,000 Active 59 DOM
6. 2026-06-13
   days on market $219,000 Active 58 DOM
7. 2026-06-10
   days on market $219,000 Active 56 DOM
8. 2026-06-09
   days on market $219,000 Active 55 DOM
9. 2026-06-08
   days on market $219,000 Active 54 DOM
10. 2026-06-07
    days on market $219,000 Active 53 DOM
11. 2026-06-03
    days on market $219,000 Active 49 DOM
12. 2026-06-03
    days on market $219,000 Active 48 DOM
13. 2026-06-01
    days on market $219,000 Active 47 DOM
14. 2026-05-31
    days on market $219,000 Active 46 DOM
15. 2026-05-19
    price $219,000
16. 2026-04-15
    listed $229,000 Active
17. 1989-06-22
    soldstatus $13,000

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$586/yr (+$49/mo · 108.0%)

ⓘ 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 1/10 Low
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,524
• − Mortgage interest: −$11,091
• − Property taxes: −$543
• − Insurance: −$990
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,760
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,673/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: Anderson County · 99,076 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 11,084
• Household income: $72,445
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 280.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -10.11%
• Current HPI: 348.1373
• Rent YoY: —
• 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

+1584.6% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $219,000 WUMLS
• 2026-04-15 Listed $229,000 WUMLS
• 1989-06-22 Sold (Public Records) $13,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $543 · +11.7% YoY. Source: county tax records.