Litchfield Plan · Simpsonville, SC 29680

$229,990

3 bd · 2.5 ba · 1,573 sqft · Townhouse · 202 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 +10.1/30.0
• 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 +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern Design Meets Everyday Comfort The Litchfield is designed with the way you live in mind, featuring a spacious kitchen, inviting family room, and primary suite upstairs. This floorplan combines functional design with the features today's homeowners want. Main-Level Living Open-concept kitchen featuring a 9-foot centered island Kitchen flows into the breakfast room and airy family room 9-foot ceilings throughout the main level add an open, spacious feel Convenient powder room and coat closet near the entryway A Primary Suite Designed to Unwind Upstairs, the primary suite offers a retreat at the end of the day.

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 $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,869.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-156 ($-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 $211k (8.2% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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); 390 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 202 days — a 12% lower offer ($202k) 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 $202,391 (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 202 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $263,869
• List price: $229,990
• Delta: -12.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Alicat Dr	0.01mi	3/2.5	1,587 (+1%)	0mo	$234,990	$148	98
406 Alicat Dr	0.01mi	3/2.5	1,587 (+1%)	1mo	$272,990	$172	97
404 Alicat Dr	0.02mi	3/2.5	1,600 (+2%)	0mo	$259,990	$162	96
414 Alicat Dr	0.01mi	3/2.5	1,587 (+1%)	3mo	$258,990	$163	96
101 Starks Cir	0.01mi	3/2.5	1,587 (+1%)	4mo	$250,990	$158	95
412 Alicat Dr	0.01mi	3/2.5	1,600 (+2%)	3mo	$266,990	$167	94
402 Alicat Dr	0.01mi	3/2.5	1,616 (+3%)	1mo	$264,335	$164	94
5 Starks Cir	0.01mi	3/2.5	1,600 (+2%)	4mo	$239,990	$150	93
11 Starks Cir	0.02mi	3/2.5	1,616 (+3%)	3mo	$280,490	$174	92
408 Alicat Dr	0.03mi	3/2.5	1,616 (+3%)	3mo	$283,990	$176	91
103 Starks Cir	0.02mi	3/2.5	1,616 (+3%)	4mo	$263,990	$163	91
13 Starks Cir	0.02mi	3/2.5	1,651 (+5%)	4mo	$256,990	$156	87

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-53,004
• Equity at exit: $39,344

10-year hold

• IRR: -14.2%
• Equity multiple: 0.19×
• Total profit: $-60,151
• Equity at exit: $22,815

Cash invested: $73,883 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 15 under contract
• Months of supply: 2.6 mo (39%/mo absorbed)
• Median asking: $239,990 ($152/sqft)
• Median days on market: 36 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +10.7% above 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: 390
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,958/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-156

Break-even live

Break-even rent $2,308

Max offer price $241,242

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-65	+0% $-156	+5% $-248	+10% $-339
Rent	-10% $-323	-5% $-240	+0% $-156	+5% $-73	+10% $10
Rate	-1.0pp $-23	-0.5pp $-89	base $-156	+0.5pp $-225	+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: $65,967
• Closing costs: $7,916
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	55d	1	0.03mi
1 Oxbow Ct Simpsonville, SC	4.0	2.5	1810	$2,110	$1.17	55d	1	0.31mi
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	144d	1	0.33mi
306 Ellis Mill St Simpsonville, SC	3.0	2.5	1400	$1,681	$1.20	24d	1	0.48mi
4 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	55d	1	0.51mi
211 Chesley Dr Simpsonville, SC	3.0	2.0	1300	$1,800	$1.38	10d	1	0.54mi
508 Goatsbeard Ct Simpsonville, SC	4.0	2.5	2200	$2,317	$1.05	2d	1	0.54mi
35 Beachley Pl Simpsonville, SC	3.0	2.5	1601	$2,000	$1.25	125d	1	0.55mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	144d	1	0.56mi
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	152d	1	0.57mi
206 Garrison Grove Dr Simpsonville, SC	4.0	3.0	2150	$2,525	$1.17	6d	1	0.65mi
208 Riverdale Rd Simpsonville, SC	3.0	2.5	1985	$1,945	$0.98	138d	1	0.66mi
113 Blue Springs Way Simpsonville, SC	4.0	2.0	1764	$1,850	$1.05	55d	1	0.67mi
113 Riverport Dr Simpsonville, SC	4.0	2.5	2200	$2,200	$1.00	164d	1	0.68mi
135 Bayridge Rd , SC	3.0	2.0	1700	$1,950	$1.15	144d	1	0.73mi
615 River Trace Loop Simpsonville, SC	3.0	2.5	1520	$1,995	$1.31	2d	1	0.77mi
9 Garden Hill Rd Simpsonville, SC	4.0	2.5	2207	$2,216	$1.00	9d	1	0.80mi
218 Marefair Ln Simpsonville, SC	4.0	2.5	2157	$2,195	$1.02	10d	1	0.96mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,075	$0.99	138d	1	1.00mi
3204 Fork Shoals Rd Simpsonville, SC	3.0	2.0	1456	$1,850	$1.27	55d	1	1.07mi
3 Semmelrock Dr Simpsonville, SC	4.0	2.5	2248	$2,192	$0.98	10d	1	1.09mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	164d	1	1.15mi
27 Sweet Shade Way Greenville, SC	3.0	2.5	1828	$1,995	$1.09	0d	1	1.21mi
200 Groton Ct Simpsonville, SC	4.0	2.5	2194	$2,400	$1.09	123d	1	1.22mi
100 Nut Leaf Ln Greenville, SC	3.0	2.5	2148	$2,172	$1.01	23d	1	1.32mi
211 Night Heron Dr Simpsonville, SC	3.0	3.0	2000	$2,075	$1.04	55d	1	1.45mi
8 Bucklick Creek Ct Simpsonville, SC	4.0	3.0	1944	$2,200	$1.13	118d	1	1.47mi
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,199	$1.37	133d	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. 2026-11-08
   days on market $229,990 Active 202 DOM
2. 2026-11-07
   pricedays on market $229,990 Active 201 DOM
3. 2026-11-06
   days on market $239,990 Active 200 DOM
4. 2026-11-05
   days on market $239,990 Active 199 DOM
5. 2026-11-04
   days on market $239,990 Active 198 DOM
6. 2026-11-02
   days on market $239,990 Active 196 DOM
7. 2026-11-01
   days on market $239,990 Active 195 DOM
8. 2026-10-31
   days on market $239,990 Active 194 DOM
9. 2026-10-30
   days on market $239,990 Active 193 DOM
10. 2026-10-29
    days on market $239,990 Active 192 DOM
11. 2026-10-28
    days on market $239,990 Active 191 DOM
12. 2026-10-27
    days on market $239,990 Active 190 DOM
13. 2026-10-26
    days on market $239,990 Active 189 DOM
14. 2026-10-25
    days on market $239,990 Active 188 DOM
15. 2026-10-24
    days on market $239,990 Active 187 DOM
16. 2026-10-23
    days on market $239,990 Active 186 DOM
17. 2026-10-22
    days on market $239,990 Active 185 DOM
18. 2026-10-21
    days on market $239,990 Active 184 DOM
19. 2026-10-20
    days on market $239,990 Active 183 DOM
20. 2026-10-19
    days on market $239,990 Active 182 DOM
21. 2026-10-18
    days on market $239,990 Active 181 DOM
22. 2026-10-17
    days on market $239,990 Active 180 DOM
23. 2026-10-16
    days on market $239,990 Active 179 DOM
24. 2026-10-15
    days on market $239,990 Active 178 DOM
25. 2026-10-14
    days on market $239,990 Active 177 DOM
26. 2026-10-13
    days on market $239,990 Active 176 DOM
27. 2026-10-12
    days on market $239,990 Active 175 DOM
28. 2026-10-11
    days on market $239,990 Active 174 DOM
29. 2026-10-10
    days on market $239,990 Active 173 DOM
30. 2026-10-09
    days on market $239,990 Active 172 DOM
31. 2026-10-08
    days on market $239,990 Active 171 DOM
32. 2026-10-07
    days on market $239,990 Active 170 DOM
33. 2026-09-27
    days on market $239,990 Active 169 DOM
34. 2026-09-25
    days on market $239,990 Active 167 DOM
35. 2026-09-24
    days on market $239,990 Active 166 DOM
36. 2026-09-23
    days on market $239,990 Active 165 DOM
37. 2026-09-22
    days on market $239,990 Active 164 DOM
38. 2026-09-21
    days on market $239,990 Active 163 DOM
39. 2026-09-20
    days on market $239,990 Active 162 DOM
40. 2026-09-19
    days on market $239,990 Active 161 DOM
41. 2026-09-18
    days on market $239,990 Active 160 DOM
42. 2026-09-16
    days on market $239,990 Active 158 DOM
43. 2026-09-15
    days on market $239,990 Active 157 DOM
44. 2026-09-14
    days on market $239,990 Active 156 DOM
45. 2026-09-13
    days on market $239,990 Active 155 DOM
46. 2026-09-12
    days on market $239,990 Active 154 DOM
47. 2026-09-11
    days on market $239,990 Active 153 DOM
48. 2026-09-06
    pricedays on market $239,990 Active 147 DOM
49. 2026-09-04
    days on market $254,990 Active 146 DOM
50. 2026-09-03
    days on market $254,990 Active 145 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: $25,324
• − Mortgage interest: −$14,781
• − Property taxes: −$3,958
• − Insurance: −$1,319
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$7,676
• Taxable loss: −$6,462
• Est. tax savings @ 24.0%: +$1,551
• After-tax cash flow: $-326/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%
• 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