Greenville, SC — Rental Investment Analysis
🔴WEAK— appreciation play onlyCap Rate
2.8%
Below average
Monthly Cash Flow
-$1,012
After all expenses
Price-to-Rent
18.2
Overpriced for rent
DSCR
0.44
Fails
📊 Key Metrics
- Median Home Price
- $326,598
- Average Rent (3BR)
- $1,385/mo
- Price-to-Rent Ratio
- 18.2(high)
- 1% Rule
- 0.46%(fails — need 1%+)
- Cash-on-Cash Return
- -15.5%
- Vacancy Rate
- 8.0%
📈 Market Strength
- Unemployment Rate
- 4.8%(+0.5% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +1.7000000000000002% YoY
Assumptions Used
20% down, 7.000000000000001% rate, 30yr, 8% vacancy, 10% maintenance
Customize these numbers →Property Tax Rate
0.55%
of assessed value (SC avg)
Median Income
$56,227
household (SC avg)
Rent-to-Income
29.6%
Affordable
Section 8 Max Rent
$1,385/mo
3BR voucher payment
🏛️ SC Investor Climate
Landlord Friendly
8/10
State Income Tax
Has state tax
Property Tax
0.55% effective
Population Trend
+1.7000000000000002% (3yr)
📈 Population Movement (Tax Year 2021→2022)
Net Migration
+1,087 households
GROWING
Total Inflow
205,258
households moved in
Avg Income (New Residents)
$94,859
per household
Where they're coming from:
1.Greenville Non-migrants, SC194,939 households · avg $95,973
2.Spartanburg, SC1,834 households · avg $62,527
3.Anderson, SC1,125 households · avg $62,951
4.Pickens, SC839 households · avg $69,255
5.Laurens, SC494 households · avg $38,812
Where residents are leaving to:
1.Greenville Non-migrants, SC194,939 households
2.Spartanburg, SC2,659 households
3.Anderson, SC1,430 households
4.Pickens, SC1,012 households
5.Laurens, SC716 households
💡 Strong net inflow suggests growing rental demand and upward pressure on rents.
🏘️ Best Zip Codes in Greenville for Investors
All Zip Codes in Greenville
| Zip | Cap Rate | Cash Flow | Home Price | Rent (3BR) | DSCR |
|---|---|---|---|---|---|
| 29611 | 4.4% | -$366 | $218,544 | $1,350/mo | 0.69 |
| 29611 | 4.4% | -$366 | $218,544 | $1,350/mo | 0.69 |
| 29617 | 3.1% | -$727 | $267,273 | $1,310/mo | 0.49 |
| 29605 | 2.9% | -$875 | $299,016 | $1,390/mo | 0.45 |
| 29607 | 2.8% | -$1,149 | $380,965 | $1,730/mo | 0.43 |
| 29615 | 2.2% | -$1,543 | $439,426 | $1,730/mo | 0.34 |
| 29609 | 2.1% | -$1,255 | $354,180 | $1,380/mo | 0.33 |
| 29601 | 1.5% | -$2,288 | $564,686 | $1,850/mo | 0.24 |