225 Coldwater Creek Ct · Simpsonville, SC 29680

$251,900

3 bd · 2.5 ba · 1,620 sqft · Townhouse public records · 34 Days on market

Built 2021 Est $253k · at est. $100/mo HOA · 5% 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 +12.4/30.0
• ARV discount +7.6/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of single-family home comfort and low-maintenance townhome living in this beautifully designed 3-bedroom, 2.5 bath townhome located in a highly desirable community in Simpsonville, SC and zoned for the sought-after Plain Elementary, Hillcrest Middle, and Hillcrest High School districts. Step inside to a welcoming foyer featuring a convenient coat closet and access to a spacious flex room/home office, complete with oversized double-door closet storage, perfect for a guest room, workout space, playroom, or remote work setup. The lower level also includes a private one-car garage with a WiFi-enabled smart garage door opener for modern convenience. The main living area features an open-concept floor plan filled with natural light, creating an airy and inviting atmosphere ideal for both everyday living and entertaining. The spacious kitchen overlooks the living and dining areas so you’ll always stay connected with family and guests. Features include black appliances, including a refrigerator, stylish Nutmeg cabinetry, ample counter space, and durable granite-look countertops. Enjoy gatherings in the dedicated dining area or relax in the comfortable living space designed for today’s lifestyle. Upstairs, you’ll find three generously sized bedrooms with abundant closet space, plus a convenient upstairs laundry closet designed to accommodate a full-size washer and dryer. The spacious primary suite offers a peaceful retreat with a walk-in closet and a private en-suite bath. Additional highlights include smart programmable NEST thermostats, energy-efficient features, and low-maintenance living. This move-in ready home offers everything today’s buyers are searching for open floor plan, smart home technology, walk-in closet, flex space, attached garage, energy efficiency, and top-rated schools all in one exceptional property. This home is also available for rent for $1750.

Key facts

• One car garage
• Nutmeg cabinetry
• Walk-in closet

Tags

• ONE CAR GARAGE
• FLEX ROOM
• BLACK KITCHEN APPLIANCES
• NUTMEG CABINETRY
• LAUNDRY CLOSET
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area insurance, lawn maintenance, street lights, and trash service; Community amenities include common areas, lighting, and a dog park

Exterior

• Parking: Attached garage for 1 car; Paved concrete driveway
• Utilities: Public water; Public sewer; Private garbage pickup; Attached garage (type)
• Home design: Residential property; Model: Juniper; Three or more stories; Built in 2021; Built by Ryan Homes; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Deck; Level lot; Sidewalk; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric freestanding range; Built-in microwave
• Bedrooms: Primary bedroom with full bath, tub/shower and walk-in closet (approx. 12 x 13); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 9 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central forced cooling; Electric water heater
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Open floor plan; Walk-in closets; No fireplace; Bonus room / rec room
• Laundry & utility: Electric hookup for dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $252k.

Deal economics

• At list price, monthly cash flow is $-40 ($-478/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.7% below list).
• Recommended offer: $202k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% 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.
• Zoned schools: Plain Elementary (math 60% / reading 63%, grade B, #76 of 597 statewide, top 13%, 932 students, 54% FRL).
• Zoned-school proficiency averages 62% at this address vs 49% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 244 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 34 days — a 3% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $210k; 20% 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 $202,272 (19.7% 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 34 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $252,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Hartland Pl	0.33mi	3/2.5	1,633 (+1%)	9mo	$262,500	$161	76
205 Hartland Pl	0.33mi	3/2.5	1,637 (+1%)	12mo	$259,000	$158	73
709 Wintergarden Pl	0.38mi	3/2.5	1,700 (+5%)	4mo	$253,000	$149	71
323 Hartland Pl	0.33mi	3/2.5	1,663 (+3%)	13mo	$259,000	$156	69
121 Hartland Pl	0.36mi	3/2.5	1,724 (+6%)	14mo	$260,000	$151	60

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-43,691
• Equity at exit: $37,559

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-42,690
• Equity at exit: $21,780

Cash invested: $70,532 (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 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 244
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,321
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$105
• HOA: −$100
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-40

Break-even live

Break-even rent $2,073

Max offer price $244,869

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $31	+0% $-40	+5% $-111	+10% $-182
Rent	-10% $-200	-5% $-120	+0% $-40	+5% $40	+10% $120
Rate	-1.0pp $87	-0.5pp $24	base $-40	+0.5pp $-105	+1.0pp $-171

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: $62,975
• Closing costs: $7,557
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7001 Wiley Dr Simpsonville, SC	1.0–3.0	1.0–2.0	1517	$2,100	$1.38	5d	39	0.14mi
8001 Pointe Grand Pl Simpsonville, SC	1.0–2.0	2.0	1153	$1,395	$1.21	5d	9	0.31mi
10 Pasture View Ct Simpsonville, SC	3.0	2.0	1746	$1,895	$1.09	5d	1	0.60mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	21d	1	1.12mi
101 Boren Way Greenville, SC	4.0	2.5	1934	$2,045	$1.06	16d	1	1.27mi
300 Florence Dr Simpsonville, SC	3.0	2.0	1080	$1,525	$1.41	25d	1	1.29mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	5d	7	1.31mi
114 Edwards St Simpsonville, SC	4.0	4.0	1800	$1,850	$1.03	16d	1	1.37mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	25d	1	1.41mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: internet

Listing history 18 events

1. 2026-06-18
   days on market $251,900 Active 34 DOM
2. 2026-06-17
   days on market $251,900 Active 33 DOM
3. 2026-06-16
   days on market $251,900 Active 32 DOM
4. 2026-06-15
   days on market $251,900 Active 31 DOM
5. 2026-06-13
   days on market $251,900 Active 29 DOM
6. 2026-06-13
   days on market $251,900 Active 28 DOM
7. 2026-06-10
   days on market $251,900 Active 26 DOM
8. 2026-06-09
   days on market $251,900 Active 25 DOM
9. 2026-06-08
   days on market $251,900 Active 24 DOM
10. 2026-06-07
    days on market $251,900 Active 23 DOM
11. 2026-06-03
    days on market $251,900 Active 19 DOM
12. 2026-06-03
    pricedays on market $251,900 Active 18 DOM
13. 2026-06-01
    days on market $258,500 Active 17 DOM
14. 2026-05-31
    days on market $258,500 Active 16 DOM
15. 2026-05-15
    listed $258,500 Active

    Show marketing remark (1945 chars)

    Experience the perfect blend of single-family home comfort and low-maintenance townhome living in this beautifully designed 3-bedroom, 2.5 bath townhome located in a highly desirable community in Simpsonville, SC and zoned for the sought-after Plain Elementary, Hillcrest Middle, and Hillcrest High School districts. Step inside to a welcoming foyer featuring a convenient coat closet and access to a spacious flex room/home office, complete with oversized double-door closet storage, perfect for a guest room, workout space, playroom, or remote work setup. The lower level also includes a private one-car garage with a WiFi-enabled smart garage door opener for modern convenience. The main living area features an open-concept floor plan filled with natural light, creating an airy and inviting atmosphere ideal for both everyday living and entertaining. The spacious kitchen overlooks the living and dining areas so you’ll always stay connected with family and guests. Features include black appliances, including a refrigerator, stylish Nutmeg cabinetry, ample counter space, and durable granite-look countertops. Enjoy gatherings in the dedicated dining area or relax in the comfortable living space designed for today’s lifestyle. Upstairs, you’ll find three generously sized bedrooms with abundant closet space, plus a convenient upstairs laundry closet designed to accommodate a full-size washer and dryer. The spacious primary suite offers a peaceful retreat with a walk-in closet and a private en-suite bath. Additional highlights include smart programmable NEST thermostats, energy-efficient features, and low-maintenance living. This move-in ready home offers everything today’s buyers are searching for open floor plan, smart home technology, walk-in closet, flex space, attached garage, energy efficiency, and top-rated schools all in one exceptional property. This home is also available for rent for $1750.

16. 2026-05-15
    listed $258,500 Active 1945-char remark

    Show marketing remark (1945 chars)

    Experience the perfect blend of single-family home comfort and low-maintenance townhome living in this beautifully designed 3-bedroom, 2.5 bath townhome located in a highly desirable community in Simpsonville, SC and zoned for the sought-after Plain Elementary, Hillcrest Middle, and Hillcrest High School districts. Step inside to a welcoming foyer featuring a convenient coat closet and access to a spacious flex room/home office, complete with oversized double-door closet storage, perfect for a guest room, workout space, playroom, or remote work setup. The lower level also includes a private one-car garage with a WiFi-enabled smart garage door opener for modern convenience. The main living area features an open-concept floor plan filled with natural light, creating an airy and inviting atmosphere ideal for both everyday living and entertaining. The spacious kitchen overlooks the living and dining areas so you’ll always stay connected with family and guests. Features include black appliances, including a refrigerator, stylish Nutmeg cabinetry, ample counter space, and durable granite-look countertops. Enjoy gatherings in the dedicated dining area or relax in the comfortable living space designed for today’s lifestyle. Upstairs, you’ll find three generously sized bedrooms with abundant closet space, plus a convenient upstairs laundry closet designed to accommodate a full-size washer and dryer. The spacious primary suite offers a peaceful retreat with a walk-in closet and a private en-suite bath. Additional highlights include smart programmable NEST thermostats, energy-efficient features, and low-maintenance living. This move-in ready home offers everything today’s buyers are searching for open floor plan, smart home technology, walk-in closet, flex space, attached garage, energy efficiency, and top-rated schools all in one exceptional property. This home is also available for rent for $1750.

17. 2026-04-10
    listed $1,750
18. 2021-07-19
    soldstatus $210,000

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$94/yr (+$8/mo · 7.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,273
• − Mortgage interest: −$14,110
• − Property taxes: −$1,342
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$1,200
• − Depreciation: −$7,328
• Taxable loss: −$4,850
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $686/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 — 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 · 573,815 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: 553.0

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 0.60)
• 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+23.1% since first listed

4 events — show timeline

• 2026-05-15 Listed $258,500 SPMLS
• 2026-05-15 Listed $258,500 Greater Greenville MLS
• 2026-04-10 Listed for Rent $1,750 TENANTTURNER2
• 2021-07-19 Sold (Public Records) $210,000 Public Records

Property tax history

+55.9%/yr

Latest (2025): $1,342 · +3.9% YoY. Source: county tax records.