Litchfield Plan · Simpsonville, SC 29680

$239,990

3 bd · 2.5 ba · 1,573 sqft · Townhouse · 166 Days on market

Good condition Garage

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern Design Meets Everyday Comfort The Litchfield is designed with the way you live in mind, offering an open-concept main level, comfortable bedrooms, and thoughtful spaces that make everyday routines feel effortless. From the spacious kitchen and inviting family room to the private primary suite upstairs, this floorplan combines functional design with the features today's homeowners are looking for.

Key facts

• Open concept kitchen
• Airy family room
• Breakfast room

Tags

• OPEN CONCEPT KITCHEN
• 9 FOOT CENTERED ISLAND
• AIRY FAMILY ROOM
• BREAKFAST ROOM
• MAIN LEVEL POWDER ROOM
• COAT CLOSET

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,174.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.6% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 4.0% in Simpsonville — 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 (#1 in SC, #295 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety 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.
• Market conditions: Rents rising (+2.9%/yr); 345 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 166 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $211,191 (12.0% 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 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $261,174
• List price: $239,990
• Delta: -8.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Alicat Dr	0.01mi	3/2.5	1,587 (+1%)	1mo	$258,990	$163	97
101 Starks Cir	0.01mi	3/2.5	1,587 (+1%)	3mo	$250,990	$158	96
412 Alicat Dr	0.01mi	3/2.5	1,600 (+2%)	1mo	$266,990	$167	96
5 Starks Cir	0.01mi	3/2.5	1,600 (+2%)	2mo	$239,990	$150	94
7 Starks Cir	0.02mi	3/2.5	1,587 (+1%)	4mo	$273,990	$173	94
11 Starks Cir	0.02mi	3/2.5	1,616 (+3%)	2mo	$280,490	$174	93
408 Alicat Dr	0.03mi	3/2.5	1,616 (+3%)	2mo	$283,990	$176	93
103 Starks Cir	0.02mi	3/2.5	1,616 (+3%)	3mo	$263,990	$163	92
9 Starks Cir	0.02mi	3/2.5	1,616 (+3%)	4mo	$284,990	$176	92
13 Starks Cir	0.02mi	3/2.5	1,651 (+5%)	3mo	$256,990	$156	88
9 Beachley Pl	0.48mi	3/2.5	1,542 (-2%)	19mo	$238,000	$154	58
17 Beachley Pl	0.49mi	3/2.5	1,606 (+2%)	19mo	$223,000	$139	57

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-50,766
• Equity at exit: $38,942

10-year hold

• IRR: -13.2%
• Equity multiple: 0.24×
• Total profit: $-55,888
• Equity at exit: $22,582

Cash invested: $73,129 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 12 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $243,990 ($157/sqft)
• Median days on market: 52 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 345
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$1,370
• Tax est. 1.5%: −$326 /mo · $3,918/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-128

Break-even live

Break-even rent $2,285

Max offer price $242,642

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-38	+0% $-128	+5% $-218	+10% $-309
Rent	-10% $-296	-5% $-212	+0% $-128	+5% $-44	+10% $40
Rate	-1.0pp $3	-0.5pp $-62	base $-128	+0.5pp $-196	+1.0pp $-265

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: $65,294
• Closing costs: $7,835
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Winding Rock Rd Simpsonville, SC	4.0	3.0	2142	$2,295	$1.07	9d	1	0.03mi
1 Oxbow Ct Simpsonville, SC	4.0	2.5	1810	$2,110	$1.17	9d	1	0.31mi
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	99d	1	0.33mi
306 Ellis Mill St Simpsonville, SC	3.0	2.5	1400	$1,731	$1.24	4d	1	0.48mi
4 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	9d	1	0.51mi
508 Goatsbeard Ct Simpsonville, SC	4.0	2.5	2200	$2,430	$1.10	0d	1	0.54mi
35 Beachley Pl Simpsonville, SC	3.0	2.5	1601	$2,000	$1.25	80d	1	0.55mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	99d	1	0.56mi
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	107d	1	0.57mi
208 Riverdale Rd Simpsonville, SC	3.0	2.5	1985	$1,945	$0.98	93d	1	0.66mi
113 Blue Springs Way Simpsonville, SC	4.0	2.0	1764	$1,850	$1.05	9d	1	0.67mi
113 Riverport Dr Simpsonville, SC	4.0	2.5	2200	$2,200	$1.00	119d	1	0.68mi
135 Bayridge Rd , SC	3.0	2.0	1700	$1,950	$1.15	99d	1	0.73mi
9 Garden Hill Rd Simpsonville, SC	4.0	2.5	2207	$2,311	$1.05	9d	1	0.80mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	115d	1	0.96mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,075	$0.99	93d	1	1.00mi
3204 Fork Shoals Rd Simpsonville, SC	3.0	2.0	1456	$1,850	$1.27	9d	1	1.07mi
3 Semmelrock Dr Simpsonville, SC	4.0	2.5	2248	$2,310	$1.03	5d	1	1.09mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	119d	1	1.15mi
200 Groton Ct Simpsonville, SC	4.0	2.5	2194	$2,400	$1.09	78d	1	1.22mi
100 Nut Leaf Ln Greenville, SC	3.0	2.5	2148	$2,195	$1.02	2d	1	1.32mi
211 Night Heron Dr Simpsonville, SC	3.0	3.0	2000	$2,075	$1.04	9d	1	1.45mi
8 Bucklick Creek Ct Simpsonville, SC	4.0	3.0	1944	$2,200	$1.13	73d	1	1.47mi
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,199	$1.37	88d	1	1.49mi

Property features AI

Finance

• Financial info: List price $249,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Litchfield plan (new construction plan)Located at 3 Starks Cir, Simpsonville, SC 29680
• Exterior features: Living area of 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Active plan named Litchfield

Listing history 50 events

1. 2026-09-24
   days on market $239,990 Active 166 DOM
2. 2026-09-23
   days on market $239,990 Active 165 DOM
3. 2026-09-22
   days on market $239,990 Active 164 DOM
4. 2026-09-21
   days on market $239,990 Active 163 DOM
5. 2026-09-20
   days on market $239,990 Active 162 DOM
6. 2026-09-19
   days on market $239,990 Active 161 DOM
7. 2026-09-18
   days on market $239,990 Active 160 DOM
8. 2026-09-16
   days on market $239,990 Active 158 DOM
9. 2026-09-15
   days on market $239,990 Active 157 DOM
10. 2026-09-14
    days on market $239,990 Active 156 DOM
11. 2026-09-13
    days on market $239,990 Active 155 DOM
12. 2026-09-12
    days on market $239,990 Active 154 DOM
13. 2026-09-11
    days on market $239,990 Active 153 DOM
14. 2026-09-06
    pricedays on market $239,990 Active 147 DOM
15. 2026-09-04
    days on market $254,990 Active 146 DOM
16. 2026-09-03
    days on market $254,990 Active 145 DOM
17. 2026-08-31
    days on market $254,990 Active 142 DOM
18. 2026-08-30
    days on market $254,990 Active 141 DOM
19. 2026-08-29
    days on market $254,990 Active 140 DOM
20. 2026-08-28
    days on market $254,990 Active 139 DOM
21. 2026-08-27
    days on market $254,990 Active 138 DOM
22. 2026-08-25
    days on market $254,990 Active 136 DOM
23. 2026-08-24
    days on market $254,990 Active 135 DOM
24. 2026-08-23
    days on market $254,990 Active 134 DOM
25. 2026-08-22
    days on market $254,990 Active 133 DOM
26. 2026-08-21
    days on market $254,990 Active 132 DOM
27. 2026-08-20
    days on market $254,990 Active 131 DOM
28. 2026-08-19
    days on market $254,990 Active 130 DOM
29. 2026-08-18
    remarks 699-char remark
30. 2026-08-18
    days on market $254,990 Active 129 DOM
31. 2026-08-16
    days on market $254,990 Active 127 DOM
32. 2026-08-15
    days on market $254,990 Active 126 DOM
33. 2026-08-15
    days on market $254,990 Active 125 DOM
34. 2026-08-13
    days on market $254,990 Active 124 DOM
35. 2026-08-12
    days on market $254,990 Active 123 DOM
36. 2026-08-11
    days on market $254,990 Active 122 DOM
37. 2026-08-10
    days on market $254,990 Active 121 DOM
38. 2026-08-09
    days on market $254,990 Active 120 DOM
39. 2026-08-07
    days on market $254,990 Active 118 DOM
40. 2026-08-06
    days on market $254,990 Active 117 DOM
41. 2026-08-05
    days on market $254,990 Active 116 DOM
42. 2026-08-04
    days on market $254,990 Active 115 DOM
43. 2026-08-03
    days on market $254,990 Active 114 DOM
44. 2026-07-31
    days on market $254,990 Active 111 DOM
45. 2026-07-30
    days on market $254,990 Active 110 DOM
46. 2026-07-30
    days on market $254,990 Active 109 DOM
47. 2026-07-28
    days on market $254,990 Active 108 DOM
48. 2026-07-26
    days on market $254,990 Active 106 DOM
49. 2026-07-25
    days on market $254,990 Active 105 DOM
50. 2026-07-24
    days on market $254,990 Active 104 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,471
• − Mortgage interest: −$14,630
• − Property taxes: −$3,918
• − Insurance: −$1,306
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$7,598
• Taxable loss: −$6,055
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $-84/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 · 12 photos

Good 80/100 None rehab

This modern townhouse is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping the front yard, and upgrading the flooring in the bedrooms.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the flooring in the bedrooms — Hardwood flooring in bedrooms can add value and appeal to potential buyers ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Ellen Woodside Elementary D- SC #224/597 Nat'l #15,897/41,679 Middle Woodmont Middle F SC #139/229 Nat'l #9,020/14,009 High Woodmont High B SC #85/196 Nat'l #2,785/17,239

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

A Composite livability gradescore 87/100

Livability — Simpsonville

• Score: 87/100
• State rank: #1
• US rank: #295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 574,580 people
• City population: 104,420
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% Other Indo-European 1%

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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: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $249,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Litchfield plan (new construction plan)Located at 3 Starks Cir, Simpsonville, SC 29680
• Exterior features: Living area of 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Active plan named Litchfield