108 Awendaw Way · Mauldin, SC 29607

$238,000

3 bd · 2.5 ba · 1,544 sqft · SingleFamily public records · 343 Days on market

Built 2015 1,742 sqft lot Est $335k · 29% under $140/mo HOA · 7% 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Greenville, SC, Cardinal Creek offers stunning new townhomes, offering new maintenance-free townhomes that are designed to fit any lifestyle. The Odessa offers up to 3 bedrooms and 2-1/2 baths. In your new maintenance-free townhome, you will have more time to relax without worrying about lawn care, so you can enjoy your favorite pastimes! The search for your home is finally over. Welcome home to the Townes at Cardinal Creek! The typical Odessa floor plan has a HERS Rating of 67 saving you 43% on energy bills versus standard new construction! See one of our Sales Reps for details.

Key facts

• Attached garage
• $140 HOA
• Garage

Tags

• PLENTY OF CABINET SPACE
• LAUNDRY ROOM ON SECOND FLOOR
• ATTACHED GARAGE
• LOW-MAINTENANCE LIVING
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

Property features AI

Finance

• Other: Approximate finished living area between 1,400 and 1,599 sq ft (listed as 1,544)
• HOA & community: Homeowners association present; HOA covers street lights, by-laws and restrictive covenants

Exterior

• Parking: Attached 1-car garage with door opener; Paved driveway; Garage provides storage space
• Security: Smoke detector
• Utilities: Public water; Public sewer; Gas tankless water heater; Electric service; Private garbage pickup
• Home design: Two-story residential home; Built in 2015; Brick veneer (partial)
• Construction: Composition shingle roof; Slab foundation
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Level lot

Interior

• Kitchen: Granite countertops; Cooktop (gas and electric); Wall ovens; Stand-alone gas range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom on 2nd level with full bath, walk-in closet and shower-only; Second bedroom (10 x 12); Third bedroom (9 x 12); Master bedroom (13 x 17)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central forced air cooling (electric)
• Interior features: Cable available; 9-foot-plus ceilings; Ceiling fans; Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closet; Gas-log fireplace with screen
• Laundry & utility: Laundry on 2nd floor; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (20.5% below list).
• Recommended offer: $189k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% 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: Mauldin Elementary (math 50% / reading 52%, grade C-, #158 of 597 statewide, top 27%, 990 students, 78% FRL) — zoned schools average 78% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 410 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 30% of the median local income ($75k/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 343 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $37k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,142 (20.5% 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 343 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $335,048
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 St Andrews Way	0.17mi	3/2.5	1,560 (+1%)	5mo	$320,000	$205	86
112 Saint Andrews Way	0.28mi	3/2.0	1,585 (+3%)	2mo	$365,000	$230	79
104 Saint Andrews Way	0.23mi	3/2.5	1,645 (+6%)	14mo	$298,000	$181	67
4 Oak Hollow Ct	0.61mi	4/3.0 (+1)	1,584 (+3%)	8mo	$343,000	$217	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-49,524
• Equity at exit: $35,487

10-year hold

• IRR: -25.3%
• Equity multiple: -0.07×
• Total profit: $-71,551
• Equity at exit: $20,578

Cash invested: $66,640 (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 29607

• Rents YoY: -0.1%
• Active inventory: 410
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$99
• HOA: −$140
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-85

Break-even live

Break-even rent $1,999

Max offer price $223,015

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $-17	+0% $-85	+5% $-152	+10% $-220
Rent	-10% $-234	-5% $-160	+0% $-85	+5% $-10	+10% $65
Rate	-1.0pp $35	-0.5pp $-24	base $-85	+0.5pp $-146	+1.0pp $-209

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Jaycee Ct Greenville, SC	3.0	2.5	1700	$1,850	$1.09	24d	1	0.07mi
2 Fairchild Way Greenville, SC	3.0	2.5	2000	$1,975	$0.99	4d	1	0.08mi
405 Christiane Way Greenville, SC	3.0	2.5	1565	$1,835	$1.17	24d	1	0.08mi
16 Jaycee Ct Greenville, SC	3.0	2.5	1653	$1,950	$1.18	24d	1	0.09mi
453 Christiane Way Greenville, SC	3.0	2.5	1567	$1,895	$1.21	19d	1	0.12mi
28 Tigris Way Greenville, SC	3.0	2.5	1649	$1,850	$1.12	24d	1	0.33mi
815 E Butler Rd Greenville, SC	1.0–3.0	1.0–2.0	1062	$1,880	$1.77	4d	23	0.61mi
555 New Commerce Ct Greenville, SC	1.0–3.0	1.0–2.0	973	$1,652	$1.70	4d	1	0.63mi
20 Clearfield Rd Greenville, SC	3.0	2.0	1407	$1,650	$1.17	15d	1	0.75mi
50 Tanner Rd Greenville, SC	3.0	1.0–3.5	1148	$3,130	$2.73	12d	45	0.76mi
206 Round Back Way Mauldin, SC	3.0	2.5	1618	$1,800	$1.11	15d	1	0.81mi
212 Round Back Way Mauldin, SC	3.0	2.5	1618	$1,800	$1.11	24d	1	0.82mi
202 Round Back Way Mauldin, SC	3.0	2.5	1600	$1,850	$1.16	15d	1	0.83mi
479 Woodbark Ct Mauldin, SC	3.0	2.5	1796	$1,995	$1.11	4d	1	0.91mi
130 Eagle Wood Dr Greenville, SC	3.0	2.5	1760	$2,100	$1.19	15d	1	0.96mi
154 Eagle Wood Dr Greenville, SC	3.0	2.5	1745	$1,895	$1.09	12d	1	0.98mi
782 E Butler Rd Mauldin, SC	1.0–3.0	1.0–2.0	1100	$1,579	$1.44	4d	62	0.98mi
306 Moonstone Dr Mauldin, SC	2.0	2.5	1400	$1,495	$1.07	24d	1	1.07mi
52 Market Point Dr Greenville, SC	1.0–2.0	1.0–2.0	924	$3,016	$3.26	4d	22	1.12mi
97 Market Point Dr Greenville, SC	1.0–3.0	1.0–2.0	1011	$1,649	$1.63	4d	31	1.13mi
1312 Alexandrite Ln Mauldin, SC	3.0	2.5	1744	$1,895	$1.09	3d	1	1.17mi
263 Hadley Commons Dr Unit 1 Mauldin, SC	3.0	2.5	1794	$1,995	$1.11	4d	1	1.18mi
254 Hadley Commons Dr Unit 1 Mauldin, SC	3.0	2.5	1775	$1,900	$1.07	24d	1	1.20mi
5 Alkanet Way Greenville, SC	3.0	2.5	1578	$2,195	$1.39	24d	1	1.24mi
11 Alkanet Way Unit 1 Greenville, SC	3.0	2.5	1585	$2,150	$1.36	4d	1	1.24mi
201 Carolina Point Pkwy Greenville, SC	1.0–3.0	1.0–2.0	941	$1,780	$1.89	4d	14	1.26mi
1000 Oak Springs Dr Greenville, SC	2.0	1.0–2.0	855	$1,690	$1.98	4d	16	1.28mi
1104 Via Corso Ave Simpsonville, SC	3.0	1.0–2.0	928	$2,570	$2.77	4d	12	1.36mi
2001 Double Creek Pl Greenville, SC	1.0–3.0	1.0–2.0	1033	$2,366	$2.29	3d	11	1.37mi
323 Nettle Ln Greenville, SC	3.0	2.5	1778	$2,400	$1.35	24d	1	1.40mi
15 Tyrian Dr Greenville, SC	3.0	2.5	1812	$2,500	$1.38	4d	1	1.41mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: landscaping

Listing history 23 events

1. 2026-06-18
   days on market $238,000 Active 343 DOM
2. 2026-06-17
   days on market $238,000 Active 342 DOM
3. 2026-06-16
   days on market $238,000 Active 341 DOM
4. 2026-06-15
   days on market $238,000 Active 340 DOM
5. 2026-06-13
   days on market $238,000 Active 338 DOM
6. 2026-06-13
   days on market $238,000 Active 337 DOM
7. 2026-06-10
   days on market $238,000 Active 335 DOM
8. 2026-06-09
   days on market $238,000 Active 334 DOM
9. 2026-06-08
   days on market $238,000 Active 333 DOM
10. 2026-06-07
    pricedays on market $238,000 Active 332 DOM
11. 2026-06-03
    days on market $249,000 Active 328 DOM
12. 2026-06-03
    days on market $249,000 Active 327 DOM
13. 2026-06-01
    days on market $249,000 Active 326 DOM
14. 2026-05-31
    days on market $249,000 Active 325 DOM
15. 2026-04-14
    price $249,000
16. 2026-03-04
    price $252,500
17. 2026-02-05
    price $255,000
18. 2025-12-30
    price $260,000
19. 2025-07-30
    price $269,900
20. 2025-07-10
    listed $274,900 Active
21. 2013-10-14
    soldstatus $159,480 598-char remark

    Show marketing remark (598 chars)

    Located in Greenville, SC, Cardinal Creek offers stunning new townhomes, offering new maintenance-free townhomes that are designed to fit any lifestyle. The Odessa offers up to 3 bedrooms and 2-1/2 baths. In your new maintenance-free townhome, you will have more time to relax without worrying about lawn care, so you can enjoy your favorite pastimes! The search for your home is finally over. Welcome home to the Townes at Cardinal Creek! The typical Odessa floor plan has a HERS Rating of 67 saving you 43% on energy bills versus standard new construction! See one of our Sales Reps for details.

22. 2013-04-29
    historical 598-char remark

    Show marketing remark (598 chars)

    Located in Greenville, SC, Cardinal Creek offers stunning new townhomes, offering new maintenance-free townhomes that are designed to fit any lifestyle. The Odessa offers up to 3 bedrooms and 2-1/2 baths. In your new maintenance-free townhome, you will have more time to relax without worrying about lawn care, so you can enjoy your favorite pastimes! The search for your home is finally over. Welcome home to the Townes at Cardinal Creek! The typical Odessa floor plan has a HERS Rating of 67 saving you 43% on energy bills versus standard new construction! See one of our Sales Reps for details.

23. 2013-03-07
    listed $159,480 598-char remark

    Show marketing remark (598 chars)

    Located in Greenville, SC, Cardinal Creek offers stunning new townhomes, offering new maintenance-free townhomes that are designed to fit any lifestyle. The Odessa offers up to 3 bedrooms and 2-1/2 baths. In your new maintenance-free townhome, you will have more time to relax without worrying about lawn care, so you can enjoy your favorite pastimes! The search for your home is finally over. Welcome home to the Townes at Cardinal Creek! The typical Odessa floor plan has a HERS Rating of 67 saving you 43% on energy bills versus standard new construction! See one of our Sales Reps for details.

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$255/yr (+$21/mo · 23.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,697
• − Mortgage interest: −$13,332
• − Property taxes: −$1,101
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$1,680
• − Depreciation: −$6,924
• Taxable loss: −$5,161
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $221/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: 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): 46,209
• Household income: $74,503
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 2001.0

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 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -270.34%
• Current HPI: 255.9665
• Rent YoY: ▼ -0.07%
• 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

+56.1% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $249,000 Greater Greenville MLS
• 2026-03-04 Price Changed $252,500 Greater Greenville MLS
• 2026-02-05 Price Changed $255,000 Greater Greenville MLS
• 2025-12-30 Price Changed $260,000 Greater Greenville MLS
• 2025-07-30 Price Changed $269,900 Greater Greenville MLS
• 2025-07-10 Listed $274,900 Greater Greenville MLS
• 2013-10-14 Sold (MLS) $159,480 Greater Greenville MLS
• 2013-04-29 Listing Removed — Greater Greenville MLS
• 2013-03-07 Listed $159,480 Greater Greenville MLS

Property tax history

-7.3%/yr

Latest (2025): $1,101 · +4.4% YoY. Source: county tax records.