6 Pittman Dr · Wade Hampton, SC 29609

$247,000

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 61 Days on market

Built 2026 Good condition

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6 Pittman Drive in Greenville near the scenic trails of Paris Mountain and just 10 minutes from Downtown Greenville. Brand new 4-bedroom, 2 bath home with new front porch and back deck overlooking a private back yard. New stainless-steel refrigerator, dishwasher and stove with stainless steel hood in the very functional kitchen with lots of cabinets. Wonderful open split floorplan with the primary suite on one side and the other 3 bedrooms on the other side. Large great room open to kitchen and large breakfast room. Lovely coffee nook, laundry room and spacious pantry. What a great place to call your next home. Don’t miss this opportunity to be two minutes away from Paris Mountain State Park and eight minutes from all shopping or other conveniences. Schedule your appointment today.

Key facts

• Functional kitchen
• Open split floorplan
• Private back yard

Tags

• PRIVATE BACK YARD
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL DISHWASHER
• STAINLESS STEEL STOVE
• FUNCTIONAL KITCHEN
• OPEN SPLIT FLOORPLAN

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Gravel driveway with extra pad; Garage/parking: see parking features (other/see remarks)
• Utilities: Public water; Electric water heater; Septic sewer; Public garbage pickup; Electric power
• Home design: Single-story residential home; New construction (approx. 2026); New / never lived in; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural shingle roof
• Exterior features: Front porch; Deck; Some storm doors; Tilt-out windows; Thermal windows; Lot is level to gently sloped with some trees

Interior

• Kitchen: Cooktop (smooth/electric); Electric oven; Range hood; Dishwasher; Refrigerator; Breakfast area (approx. 14 x 13)
• Bedrooms: 4 bedrooms on the main level; Primary bedroom on main level with full bath, tub/shower and walk-in closet (approx. 14 x 13); Second bedroom approx. 11 x 9; Third bedroom approx. 11 x 9; Fourth bedroom approx. 11 x 9
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced air heating; Electric cooling
• Interior features: Ceiling fans; Open floor plan; Smoke detector; Laminate countertops; Walk-in pantry; No fireplace
• Laundry & utility: Laundry on first floor with walk-in area, washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $247k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (16.9% below list).
• Recommended offer: $205k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Wade Hampton — 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 75/100 on livability (#26 in SC, #3,981 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, health & safety A-; Watch: commute D+, amenities 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: Paris Elementary (math 59% / reading 62%, grade B-, #84 of 597 statewide, top 14%, 580 students, 54% FRL).
• Market conditions: Rents flat; 201 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k 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 61 days — a 6% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $205,186 (16.9% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-51,211
• Equity at exit: $36,829

10-year hold

• IRR: -25.0%
• Equity multiple: -0.07×
• Total profit: $-73,766
• Equity at exit: $21,356

Cash invested: $69,160 (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 29609

• Rents YoY: 0.1%
• Active inventory: 201
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-86

Break-even live

Break-even rent $2,161

Max offer price $234,557

Occupancy floor 99%

Sensitivity live

Price	-10% $85	-5% $-1	+0% $-86	+5% $-171	+10% $-257
Rent	-10% $-248	-5% $-167	+0% $-86	+5% $-5	+10% $76
Rate	-1.0pp $38	-0.5pp $-23	base $-86	+0.5pp $-150	+1.0pp $-215

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2076 Howlong Ave Greenville, SC	3.0	2.5	1800	$2,800	$1.56	16d	1	0.62mi
202 Biddeford Pl Greenville, SC	3.0	2.5	1450	$1,595	$1.10	25d	1	0.66mi
2015 Old Mountain Creek Rd Greenville, SC	1.0–3.0	1.0	900	$1,450	$1.61	21d	1	0.70mi
5 Parkstone Ct Greenville, SC	3.0	2.0	1232	$1,725	$1.40	21d	1	1.27mi
4 Hall Rd Greenville, SC	3.0	2.0	1100	$1,700	$1.55	16d	1	1.31mi
113 Bankside Ln Greenville, SC	3.0	2.5	1550	$1,780	$1.15	25d	1	1.37mi
50 Meteora Way Greenville, SC	3.0	2.5	1625	$1,895	$1.17	16d	1	1.40mi

Listing history 18 events

1. 2026-06-22
   days on market $247,000 Active 61 DOM
2. 2026-06-18
   price $247,000 Active 58 DOM
3. 2026-06-18
   days on market $250,000 Active 58 DOM
4. 2026-06-17
   days on market $250,000 Active 57 DOM
5. 2026-06-16
   days on market $250,000 Active 56 DOM
6. 2026-06-15
   days on market $250,000 Active 55 DOM
7. 2026-06-13
   days on market $250,000 Active 53 DOM
8. 2026-06-13
   days on market $250,000 Active 52 DOM
9. 2026-06-10
   days on market $250,000 Active 50 DOM
10. 2026-06-09
    days on market $250,000 Active 49 DOM
11. 2026-06-08
    days on market $250,000 Active 48 DOM
12. 2026-06-07
    days on market $250,000 Active 47 DOM
13. 2026-06-03
    days on market $250,000 Active 43 DOM
14. 2026-06-03
    days on market $250,000 Active 42 DOM
15. 2026-06-01
    days on market $250,000 Active 41 DOM
16. 2026-05-31
    days on market $250,000 Active 40 DOM
17. 2026-05-04
    listed $250,000 Active 809-char remark

    Show marketing remark (809 chars)

    Welcome to 6 Pittman Drive in Greenville near the scenic trails of Paris Mountain and just 10 minutes from Downtown Greenville. Brand new 4-bedroom, 2 bath home with new front porch and back deck overlooking a private back yard. New stainless-steel refrigerator, dishwasher and stove with stainless steel hood in the very functional kitchen with lots of cabinets. Wonderful open split floorplan with the primary suite on one side and the other 3 bedrooms on the other side. Large great room open to kitchen and large breakfast room. Lovely coffee nook, laundry room and spacious pantry. What a great place to call your next home. Don’t miss this opportunity to be two minutes away from Paris Mountain State Park and eight minutes from all shopping or other conveniences. Schedule your appointment today.

18. 2026-04-21
    listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,622
• − Mortgage interest: −$13,836
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$7,185
• Taxable loss: −$5,279
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $235/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a modern design and new features, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Painting interior walls — Fresh paint can improve the home's appearance and value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Wade Hampton

• Score: 75/100
• State rank: #26
• US rank: #3981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,292
• Household income: $65,342
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1685.0

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 (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 1% Vietnamese 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: ▼ -291.09%
• Current HPI: 277.6004
• Rent YoY: ▲ 0.14%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $250,000 SPMLS
• 2026-04-21 Listed $250,000 Greater Greenville MLS