Greenwood, SC
Greenwood merits investigation by yield-focused buyers who can underwrite leasing and flood exposure carefully; buyers needing fast resale or limited new competition should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Greenwood merits investigation by yield-focused buyers who can underwrite leasing and flood exposure carefully; buyers needing fast resale or limited new competition should avoid it. The median home value is $176,393, median asking rent is $1,214, and gross yield is 8.26%, while LAUS jobs grew 2.2%.
The opportunity is improving rent economics at a slightly softer entry price: asking rent rose 6.92% as home values fell 0.6%. Net migration was positive, and incoming movers had average income of $59,862 versus $50,406 for outgoing movers. These signals warrant tenant-level validation rather than assuming every property will achieve the metro median.
Risk sits in exit liquidity, supply, and property-specific water exposure. Homes took a median 104 days to sell, while permits totaled 662 and months of supply was 5.3. Inland flood is the dominant hazard, even though the reported annual climate loss ratio is 0.1034% of building value. Underwrite insurance, drainage, location, and competing inventory before treating the headline yield as durable.
Frequently Asked Investor Questions
What do current price and rent imply for headline yield?
Is household movement positive, and where is the largest listed origin?
How active are investors in purchases?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Greenwood as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 94 | 30% | 28.20 |
| Rent trend | 88 | 25% | 22.00 |
| Affordability | 32 | 15% | 4.80 |
| Supply pressure | 8 | 15% | 1.20 |
| Climate risk | 82 | 15% | 12.30 |
| Published score | 68 | ||
Job: LAUS employment growth of 2.2% -> a constructive signal for investigating rental demand.
Rent: Asking-rent growth of 6.92% and an 8.26% gross yield -> attractive headline income economics that require property-level rent verification.
Affordability: A 27.55% rent-to-income ratio and 3.34 price-to-income ratio -> tenant budgets and acquisition prices should be screened separately.
Supply: 662 permits and 5.3 months of supply -> new inventory and resale competition need close review.
Climate: A 0.1034% annual climate loss ratio with inland flood dominant -> property-level flood mapping and insurance terms are essential checks.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Achievable rent could trail the asking-rent median; the published fair-market-rent measure is $918 versus $1,214 median asking rent.
- Resale could be slow or require concessions: median days on market is 104 and the price-drop share is 21.9%.
- Inland flood is the dominant hazard, so property-specific loss exposure or insurance costs could undermine returns despite the 0.1034% annual climate loss ratio.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
No city in this metro has passed the current city evidence gate.
Metros that behave like Greenwood
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Greenwood, SC (Target) | 68 | $176k | $1,214 | 8.3% | ▲ 2.2% |
| Dublin, GA | 83 | $176k | $1,063 | 7.2% | ▲ 2.2% |
| LaGrange, GA | 56 | $206k | $1,352 | 7.9% | ▲ 1.4% |
| Tahlequah, OK | 71 | $217k | $1,216 | 6.7% | ▲ 2.0% |
| Saginaw, MI | 81 | $178k | $1,142 | 7.7% | ▲ 1.6% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |