205 Shamrock Dr · Greenwood, SC 29649

$172,500

2 bd · 2.0 ba · 1,176 sqft · Townhouse public records · 3 Days on market

Built 2006 1,176 sqft lot Est $140k · 23% over $50/mo HOA · 3% of rent

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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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The "perfect"condo in Avalon. Move in ready!! All new LVP flooring through out, interior freshly painted. Very nice private patio area and spacious storage shed. Plenty of room for a garden plot or flower bed. This is an end unit which gives you more yard freedom for the kids or pets. All appliances stay including washer & dryer. Don't miss this opportunity to own this very nice condo in popular Avalon where style, comfort & location are awaiting you!!

Key facts

• Added privacy
• Fenced backyard
• Extra natural light

Tags

• FENCED BACKYARD
• ADDED PRIVACY
• EXTRA NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association with $50 monthly fee

Exterior

• Utilities: Water connected; Sewer connected
• Home design: Residential townhouse; Private road frontage; Private maintained road
• Construction: Vinyl siding; Slab foundation
• Exterior features: Patio; Wood fencing; Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Walk-in closet(s); Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $172k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $166k (3.7% below list).
• Recommended offer: $166k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 258 active listings in the ZIP; 193 units permitted in Greenwood County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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

• 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 $166,133 (3.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $139,944
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Rock Knoll Dr	0.50mi	2/2.0	1,176 (0%)	12mo	$150,000	$128	67
101 Saint Kitts Ct	0.18mi	2/2.0	1,106 (-6%)	18mo	$145,900	$132	66
104D Windtree Ct	0.26mi	2/2.0	1,048 (-11%)	5mo	$70,000	$67	66
216 Rock Knoll Dr	0.55mi	2/2.0	1,176 (0%)	13mo	$140,000	$119	64
135 Saint Kitts Ct	0.23mi	2/2.0	1,092 (-7%)	20mo	$144,000	$132	61
323 E Rock Knl	0.51mi	2/2.0	1,137 (-3%)	14mo	$145,000	$128	59
104 F F Windtree Ct	0.26mi	2/2.0	1,048 (-11%)	14mo	$83,000	$79	58
303 #6 Haltiwanger Rd	0.52mi	2/1.5	1,050 (-11%)	17mo	$107,000	$102	42
303 Haltiwanger Unit 5 Rd	0.52mi	2/1.5	1,080 (-8%)	23mo	$94,000	$87	41

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-19,401
• Equity at exit: $25,720

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,837
• Equity at exit: $14,915

Cash invested: $48,300 (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: 258
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$72
• HOA: −$50
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $134

Break-even live

Break-even rent $1,492

Max offer price $172,500

Occupancy floor 87%

Sensitivity live

Price	-10% $232	-5% $183	+0% $134	+5% $85	+10% $36
Rent	-10% $3	-5% $68	+0% $134	+5% $200	+10% $265
Rate	-1.0pp $221	-0.5pp $178	base $134	+0.5pp $89	+1.0pp $44

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 3 events

1. 2026-06-22
   days on market $172,500 Active 3 DOM
2. 2026-06-21
   remarks 464-char remark
3. 2026-06-21
   listed $172,500 Active 2 DOM

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/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 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: $19,936
• − Mortgage interest: −$9,663
• − Property taxes: −$1,824
• − Insurance: −$862
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$600
• − Depreciation: −$5,018
• Taxable loss: −$1,221
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,901/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

+98.5% since first listed

12 events — show timeline

• 2026-06-18 Listed $172,500 GAOR
• 2024-04-24 Sold (MLS) $160,000 GAOR
• 2024-03-15 Contingent — GAOR
• 2024-03-14 Listed $159,000 GAOR
• 2021-04-21 Sold (Public Records) $102,500 Public Records
• 2021-04-20 Sold (MLS) $102,500 GAOR
• 2021-04-01 Listed $102,500 GAOR
• 2014-10-29 Sold (Public Records) $78,000 Public Records
• 2014-10-23 Sold (MLS) $78,000 GAOR
• 2014-09-05 Listed $77,750 GAOR
• 2007-02-23 Sold (MLS) $89,175 GAOR
• 2006-12-27 Listed $86,900 GAOR

Property tax history

+5.6%/yr

Latest (2025): $1,824 · +53.6% YoY. Source: county tax records.