315 Heswall Ct Lot 24 · Conestee, SC 29605

$229,990

3 bd · 2.5 ba · 1,457 sqft · Townhouse · 56 Days on market

Built 2025 Good condition 1,742 sqft lot 1-car garage $158/sqft · at area comps Est $232k · at est. $150/mo HOA · 8% of rent ↓ 1% since listing

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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 +8.0/30.0
• ARV discount +7.8/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into modern, low maintenance living with MOVE-IN READY Parkside Heights Townhomes! The Nyomi floorplan maximizes comfort and spacious, open concept living. 9-foot ceilings and quality Luxury Vinyl Tile greet you in the ample foyer with a powder room bathroom as you enter the home. The sleek kitchen boasts soft close cabinets, subway tile backsplash, a large, eat-in granite island, extra counter space, and a plethora of storage with plenty of cabinets and an over-sized pantry. Completing the first level LIGHT + BRIGHT home is the dining and living room area that are perfect for entertaining or relaxing.

Key facts

• Back patio area
• Soft close cabinets
• Over sized pantry

Tags

• SOFT CLOSE CABINETS
• SUBWAY TILE BACKSPLASH
• EAT IN GRANITE ISLAND
• OVER SIZED PANTRY
• BACK PATIO AREA
• SUBSTANTIAL LOFT AREA

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 $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.3% below list).
• Recommended offer: $190k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Blythe Academy (math 55% / reading 60%, grade C+, #99 of 597 statewide, top 17%, 881 students, 62% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 548 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 35% 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 56 days — a 3% lower offer ($223k) 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 $190,184 (17.3% 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 56 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 10.1

CMA / ARV

• ARV (median comp): $231,750
• List price: $229,990
• Delta: -0.98%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Parksville Pl Lot 57	0.01mi	3/2.5	1,457 (0%)	4mo	$234,565	$161	96
111 Derwent Trl Lot 43	0.05mi	3/2.5	1,457 (0%)	4mo	$234,000	$161	94
303 Heswall Ct Lot 18	0.06mi	3/2.5	1,457 (0%)	4mo	$219,990	$151	94
118 Derwent Trl Lot 47	0.06mi	3/2.5	1,457 (0%)	5mo	$229,500	$158	93
504 Heswall Ct Lot 38	0.06mi	3/2.5	1,415 (-3%)	16mo	$249,990	$177	79

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: -22.8%
• Equity multiple: 0.21×
• Total profit: $-50,852
• Equity at exit: $34,292

10-year hold

• IRR: -15.2%
• Equity multiple: 0.11×
• Total profit: $-57,445
• Equity at exit: $19,885

Cash invested: $64,397 (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 →

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

Active competition Active MLS

• For sale now: 33 active · 6 under contract
• Months of supply: 28.3 mo (4%/mo absorbed)
• Median asking: $229,990 ($158/sqft)
• Median days on market: 97 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +0.8% vs current asking $/sqft

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

ZIP-level market 29605

• Rents YoY: 3.7%
• Active inventory: 548
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$150
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-237

Break-even live

Break-even rent $2,202

Max offer price $195,702

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-157	+0% $-237	+5% $-316	+10% $-396
Rent	-10% $-387	-5% $-312	+0% $-237	+5% $-162	+10% $-87
Rate	-1.0pp $-121	-0.5pp $-178	base $-237	+0.5pp $-297	+1.0pp $-357

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: $57,498
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Heswall CT Greenville, SC	3.0	2.5	1414	$1,750	$1.24	9d	1	0.12mi
165 Sarnesfield Way Greenville, SC	3.0	2.0	1490	$1,898	$1.27	9d	1	0.82mi
159 Sarnesfield Way Greenville, SC	3.0	2.5	1442	$1,820	$1.26	80d	1	0.82mi
158 Sarnesfield Way Greenville, SC	3.0	2.5	1490	$1,815	$1.22	63d	1	0.85mi
411 Mancini Dr Greenville, SC	3.0	2.5	1442	$1,900	$1.32	88d	1	0.97mi
20 Eastview Dr Greenville, SC	3.0	2.0	1299	$1,600	$1.23	119d	1	1.31mi
5300 Augusta Rd Greenville, SC	1.0–2.0	1.0	800	$1,100	$1.38	6d	1	1.46mi

Property features AI

Finance

• Other: Approximate finished living area: 1,457 (range 1400-1599)Approximate lot size: 1/2 acre or lessApproximate completion date available
• HOA & community: Homeowners association presentHOA covers common area insurance, common area electricity, exterior maintenance, and lawn maintenance; governed by bylawsCommunity amenities include lights, some sidewalks, and lawn maintenance

Exterior

• Parking: Attached 1-car garage with keypad entryPaved driveway
• Utilities: Public waterElectric water heaterPublic sewerPublic garbage pickupAttached garage (electrical service available)
• Home design: Two-story single-family homeModel: NyomiNew construction (approx. 2025)
• Construction: Partial brick veneer and vinyl siding exteriorComposition shingle roofSlab foundationBuilt by Dream Finders Homes
• Exterior features: PatioTilt-out windowsSidewalksUnderground utilitiesYard maintenance included through HOA

Interior

• Kitchen: DishwasherElectric cooktopElectric ovenBuilt-in microwaveKitchen approximately 8 x 6
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, walk-in closet and additional featuresBedroom sizes approximately 15 x 12, 10 x 11, and 10 x 11
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric heatingCentral forced air cooling (electric)
• Interior features: Attic stairs (disappearing)Cable available9+ foot ceilingsCeiling fansGranite countertopsOpen floor planSmoke detectorWalk-in closet(s)Pantry closetRadon mitigation systemSmart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor with walk-in laundry areaAttic storage

Listing history 50 events

1. 2026-09-24
   days on market $229,990 Active 56 DOM
2. 2026-09-23
   pricedays on market $229,990 Active 55 DOM
3. 2026-09-22
   days on market $229,490 Active 54 DOM
4. 2026-09-21
   days on market $229,490 Active 53 DOM
5. 2026-09-20
   days on market $229,490 Active 52 DOM
6. 2026-09-19
   days on market $229,490 Active 51 DOM
7. 2026-09-18
   pricedays on market $229,490 Active 50 DOM
8. 2026-09-17
   days on market $229,990 Active 49 DOM
9. 2026-09-16
   days on market $229,990 Active 48 DOM
10. 2026-09-15
    days on market $229,990 Active 47 DOM
11. 2026-09-14
    days on market $229,990 Active 46 DOM
12. 2026-09-13
    days on market $229,990 Active 45 DOM
13. 2026-09-12
    days on market $229,990 Active 44 DOM
14. 2026-09-11
    days on market $229,990 Active 43 DOM
15. 2026-09-06
    days on market $229,990 Active 37 DOM
16. 2026-09-04
    days on market $229,990 Active 36 DOM
17. 2026-09-03
    days on market $229,990 Active 35 DOM
18. 2026-08-31
    days on market $229,990 Active 32 DOM
19. 2026-08-30
    days on market $229,990 Active 31 DOM
20. 2026-08-29
    days on market $229,990 Active 30 DOM
21. 2026-08-28
    days on market $229,990 Active 29 DOM
22. 2026-08-27
    days on market $229,990 Active 28 DOM
23. 2026-08-25
    days on market $229,990 Active 26 DOM
24. 2026-08-24
    days on market $229,990 Active 25 DOM
25. 2026-08-23
    price $229,990 Active 24 DOM
26. 2026-08-23
    days on market $229,490 Active 24 DOM
27. 2026-08-22
    days on market $229,490 Active 23 DOM
28. 2026-08-21
    days on market $229,490 Active 22 DOM
29. 2026-08-20
    pricedays on market $229,490 Active 21 DOM
30. 2026-08-19
    days on market $229,990 Active 20 DOM
31. 2026-08-18
    days on market $229,990 Active 19 DOM
32. 2026-08-17
    days on market $229,990 Active 18 DOM
33. 2026-08-16
    days on market $229,990 Active 17 DOM
34. 2026-08-15
    days on market $229,990 Active 16 DOM
35. 2026-08-15
    days on market $229,990 Active 15 DOM
36. 2026-08-13
    days on market $229,990 Active 14 DOM
37. 2026-08-12
    days on market $229,990 Active 13 DOM
38. 2026-08-11
    days on market $229,990 Active 12 DOM
39. 2026-08-10
    days on market $229,990 Active 11 DOM
40. 2026-08-09
    days on market $229,990 Active 10 DOM
41. 2026-08-08
    days on market $229,990 Active 9 DOM
42. 2026-08-07
    days on market $229,990 Active 8 DOM
43. 2026-08-06
    days on market $229,990 Active 7 DOM
44. 2026-08-05
    days on market $229,990 Active 6 DOM
45. 2026-08-04
    days on market $229,990 Active 5 DOM
46. 2026-08-03
    days on market $229,990 Active 4 DOM
47. 2026-07-30
    remarks 699-char remark
48. 2026-07-30
    days on marketlisting id $229,990 Active 1 DOM
49. 2026-07-30
    days on market $229,990 Active 117 DOM
50. 2026-07-28
    days on market $229,990 Active 116 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: $22,822
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$1,800
• − Depreciation: −$6,691
• Taxable loss: −$6,803
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-1,211/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 Parkside Heights townhome is in excellent condition with modern finishes and new construction. It offers a great balance of style and functionality, making it an ideal choice for both resale and rental markets.

Value-add opportunities

• Both Smart home integration — Enhances convenience and energy efficiency ↑
• Both Smart lighting system — Improves ambiance and energy efficiency ↑
• Both Smart thermostat — Saves energy and improves comfort ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Blythe Academy C+ SC #99/597 Nat'l #8,415/41,679 Middle Hughes Academy Of Science And Technology F SC #75/229 Nat'l #5,872/14,009 High Southside High F SC #166/196 Nat'l #6,890/17,239

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

Livability — Conestee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Conestee, SC
• County: Greenville County · 574,580 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 10% 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 0.66)
• 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%

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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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

• Other: Approximate finished living area: 1,457 (range 1400-1599)Approximate lot size: 1/2 acre or lessApproximate completion date available
• HOA & community: Homeowners association presentHOA covers common area insurance, common area electricity, exterior maintenance, and lawn maintenance; governed by bylawsCommunity amenities include lights, some sidewalks, and lawn maintenance

Exterior

• Parking: Attached 1-car garage with keypad entryPaved driveway
• Utilities: Public waterElectric water heaterPublic sewerPublic garbage pickupAttached garage (electrical service available)
• Home design: Two-story single-family homeModel: NyomiNew construction (approx. 2025)
• Construction: Partial brick veneer and vinyl siding exteriorComposition shingle roofSlab foundationBuilt by Dream Finders Homes
• Exterior features: PatioTilt-out windowsSidewalksUnderground utilitiesYard maintenance included through HOA

Interior

• Kitchen: DishwasherElectric cooktopElectric ovenBuilt-in microwaveKitchen approximately 8 x 6
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, walk-in closet and additional featuresBedroom sizes approximately 15 x 12, 10 x 11, and 10 x 11
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric heatingCentral forced air cooling (electric)
• Interior features: Attic stairs (disappearing)Cable available9+ foot ceilingsCeiling fansGranite countertopsOpen floor planSmoke detectorWalk-in closet(s)Pantry closetRadon mitigation systemSmart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor with walk-in laundry areaAttic storage

Price history

-1.3% since first listed

6 events — show timeline

• 2026-07-30 Listed $229,990 Greater Greenville MLS
• 2026-07-30 Listing Removed — Greater Greenville MLS
• 2026-06-28 Price Changed $229,990 Greater Greenville MLS
• 2026-04-27 Price Changed $234,990 Greater Greenville MLS
• 2026-04-17 Price Changed $233,990 Greater Greenville MLS
• 2026-04-03 Listed $232,990 Greater Greenville MLS