201 River Grove Ct · Mauldin, SC 29605

$244,900

3 bd · 2.5 ba · 1,416 sqft · Townhouse · 82 Days on market

Built 2026 Excellent condition 1,742 sqft lot Est $248k · at est. $135/mo HOA · 6% 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 +9.6/30.0
• ARV discount +8.0/15.0
• Condition / age +4.8/5.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 201 River Grove Court, a beautifully designed townhome featuring three bedrooms, two and a half bathrooms, and a one-car garage. The open-concept layout is perfect for entertaining, ensuring you're always part of the action. Upon entering, you'll be welcomed by a spacious foyer that leads into the living and dining areas. The kitchen provides ample storage and features a glass door that seamlessly connects the indoors with the patio, enhancing your living experience. A conveniently located half bathroom is situated off the living room. Moving upstairs, you'll find two bedrooms, which share a bathroom complete with a vanity and tub. The upstairs laundry room is also ideally located for easy access. On the opposite side of the floor, the primary bedroom features privacy and comfort. The en-suite primary bathroom boasts a double vanity and a walk-in shower with glass panels. The spacious walk-in closet is bathed in natural light, thanks to a window that brightens the space. The primary bedroom features a large window, filling the room with extra light. With its smart design, natural lighting, spacious layout, and modern finishes, this townhome is a wonderful place to call home. Pictures are representative.

Key facts

• Glass door
• Spacious foyer
• Patio

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FOYER
• AMPLE STORAGE
• GLASS DOOR
• PATIO
• HALF BATHROOM

Property features AI

Finance

• Other: Community amenities include common areas, lighting, pool, some sidewalks, lawn and landscape maintenance
• HOA & community: Has homeowners association; HOA covers exterior maintenance, lawn maintenance, pool, recreation facilities, street lights, restrictive covenants, and yard irrigation

Exterior

• Parking: Attached 1-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; Attached garage
• Home design: Two-story home; Model: Newton A; Under construction (approx. completion 2026); Built by D.R. Horton
• Construction: Approximate year built: 2026; Slab foundation; Vinyl siding exterior; Composition shingle roof
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; In-ground sprinkler system for full yard; Level lot

Interior

• Kitchen: Cooktop (smooth); Dishwasher; Garbage disposal; Electric freestanding range; Built-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath with shower only, and walk-in closet; Second bedroom approximately 12 x 9; Third bedroom approximately 10 x 10; Primary bedroom size approximately 13 x 12
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heat pump; Central forced air cooling (electric)
• Interior features: Cable available; Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closet; Pantry closet; Radon mitigation system; No fireplace
• Laundry & utility: Laundry on 2nd floor in closet-style area with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (14.1% below list).
• Recommended offer: $210k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in Mauldin — 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 87/100 on livability (#2 in SC, #321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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: Robert E. Cashion Elementary (math 39% / reading 37%, grade F, #308 of 597 statewide, top 52%, 899 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 410 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 ($66k/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 82 days — a 6% lower offer ($230k) 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 $210,366 (14.1% 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 82 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $247,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Chapelwood Way Lot 1143	0.09mi	3/2.5	1,443 (+2%)	16mo	$239,900	$166	80
319 Chapelwood Way	0.07mi	3/2.5	1,429 (+1%)	23mo	$249,900	$175	76

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-48,579
• Equity at exit: $36,515

10-year hold

• IRR: -11.5%
• Equity multiple: 0.29×
• Total profit: $-49,022
• Equity at exit: $21,174

Cash invested: $68,572 (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 29605

• Rents YoY: 3.7%
• Active inventory: 410
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$135
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-166

Break-even live

Break-even rent $2,313

Max offer price $220,944

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-81	+0% $-166	+5% $-250	+10% $-335
Rent	-10% $-332	-5% $-249	+0% $-166	+5% $-82	+10% $1
Rate	-1.0pp $-42	-0.5pp $-103	base $-166	+0.5pp $-229	+1.0pp $-294

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Southern Pine Dr Greenville, SC	3.0–5.0	2.5–3.0	2058	$2,369	$1.15	5d	1	0.59mi
476 Pollyanna Dr Greenville, SC	3.0–4.0	2.0–2.5	1749	$1,875	$1.07	5d	1	0.62mi
132 Portchester Ln Greenville, SC	4.0	2.0	1680	$2,049	$1.22	25d	1	0.75mi
204 Yukon Dr Greenville, SC	3.0	2.0	1344	$1,899	$1.41	4d	1	0.98mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 13 events

1. 2026-06-22
   days on market $244,900 Active 82 DOM
2. 2026-06-18
   days on market $244,900 Active 79 DOM
3. 2026-06-17
   days on market $244,900 Active 78 DOM
4. 2026-06-16
   days on market $244,900 Active 77 DOM
5. 2026-06-15
   days on market $244,900 Active 76 DOM
6. 2026-06-13
   days on market $244,900 Active 74 DOM
7. 2026-06-13
   days on market $244,900 Active 73 DOM
8. 2026-06-10
   days on market $244,900 Active 71 DOM
9. 2026-06-09
   days on market $244,900 Active 70 DOM
10. 2026-06-08
    days on market $244,900 Active 69 DOM
11. 2026-06-07
    days on marketlisting id $244,900 Active 68 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $244,900 Active 47 DOM

ⓘ 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: $25,244
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$1,620
• − Depreciation: −$7,124
• Taxable loss: −$6,156
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-509/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers.
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern. ↑

ⓘ 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 — Mauldin

• Score: 87/100
• State rank: #2
• US rank: #321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 14,950
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

• 2026-04-17 Listed $244,900 Zillow
• 2026-03-31 Listed $244,900 Greater Greenville MLS