Frost Plan · Mauldin, SC 29605

$303,999

5 bd · 3.0 ba · 2,577 sqft · SingleFamily · 844 Days on market

---

Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 844 days

Property features AI

Finance

• Other: Listing status: Active; Inventory type: Plan
• Financial info: List price: $303,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction (Plan: Frost)
• Construction: Living area approximately 2,577; Plan name: Frost
• Exterior features: Property located at 224 Wintersweet Way, Greenville, SC 29605

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $303,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $350,472.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (13.5% below list).
• Recommended offer: $263k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Mauldin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+3.7%/yr); 410 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,628/mo this rent would consume 48% of the median local household income ($66k/yr) (locally 978% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 844 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,850 (13.5% 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 844 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $350,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Wintersweet Way	0.11mi	5/3.0	2,631 (+2%)	2mo	$338,000	$128	90
226 Wintersweet Way Unit ASD 99 Frost	0.02mi	5/3.0	2,577 (0%)	15mo	$309,999	$120	87
118 Clairvale Ct Unit ACD 35 Frost	0.16mi	5/3.0	2,577 (0%)	15mo	$300,000	$116	80
125 Broadtree Cir	0.05mi	5/2.5	2,306 (-10%)	2mo	$312,500	$136	77
8 Reverend Ct	0.46mi	5/3.5	2,665 (+3%)	6mo	$425,376	$160	66
220 Pendergast Rd	0.56mi	4/3.5 (-1)	2,520 (-2%)	1mo	$411,228	$163	63
208 Wintersweet Way Unit ACD 90 Emerson	0.10mi	5/2.5	2,306 (-10%)	16mo	$287,999	$125	62
120 Clairvale Ct Unit ACD 34 Emerson	0.16mi	5/2.5	2,307 (-10%)	16mo	$269,999	$117	60
132 Clairvale Ct Unit ACD 30 Emerson	0.16mi	5/2.5	2,306 (-10%)	16mo	$288,500	$125	59
248 Pendergast Rd	0.55mi	4/3.5 (-1)	2,520 (-2%)	12mo	$388,198	$154	54
625 Pollyanna Dr	0.56mi	4/2.5 (-1)	2,450 (-5%)	8mo	$394,000	$161	52
252 Chapel Creek Ct	0.71mi	4/2.5 (-1)	2,366 (-8%)	9mo	$368,000	$156	39

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-76,840
• Equity at exit: $52,257

10-year hold

• IRR: -15.2%
• Equity multiple: 0.11×
• Total profit: $-87,101
• Equity at exit: $30,302

Cash invested: $98,132 (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 29605

• Rents YoY: 3.7%
• Active inventory: 410
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,628 medium
• Mortgage (P&I): −$1,838
• Tax est. 1.5%: −$438 /mo · $5,257/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-346

Break-even live

Break-even rent $3,066

Max offer price $300,475

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-224	+0% $-346	+5% $-467	+10% $-588
Rent	-10% $-553	-5% $-449	+0% $-346	+5% $-242	+10% $-138
Rate	-1.0pp $-169	-0.5pp $-256	base $-346	+0.5pp $-436	+1.0pp $-529

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: $87,618
• Closing costs: $10,514
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Pollyanna Dr Greenville, SC	3.0–4.0	2.0–2.5	1749	$2,553	$1.46	5d	1	0.32mi
1 Southern Pine Dr Greenville, SC	3.0–5.0	2.5–3.0	2058	$2,369	$1.15	5d	1	0.66mi
307 Videre Woods Ct Powdersville, SC	5.0	3.0	3040	$2,850	$0.94	25d	1	1.33mi
1000 Mission Hill Ln Greenville, SC	4.0	2.5	2448	$2,116	$0.86	5d	1	1.47mi

Listing history 15 events

1. 2026-06-22
   days on market $303,999 Active 844 DOM
2. 2026-06-18
   days on market $303,999 Active 841 DOM
3. 2026-06-17
   days on market $303,999 Active 840 DOM
4. 2026-06-16
   days on market $303,999 Active 839 DOM
5. 2026-06-15
   days on market $303,999 Active 838 DOM
6. 2026-06-13
   days on market $303,999 Active 836 DOM
7. 2026-06-13
   days on market $303,999 Active 835 DOM
8. 2026-06-10
   days on market $303,999 Active 833 DOM
9. 2026-06-09
   days on market $303,999 Active 832 DOM
10. 2026-06-08
    days on market $303,999 Active 831 DOM
11. 2026-06-07
    days on market $303,999 Active 830 DOM
12. 2026-06-03
    days on market $303,999 Active 826 DOM
13. 2026-06-03
    days on market $303,999 Active 825 DOM
14. 2026-06-01
    days on market $303,999 Active 824 DOM
15. 2026-05-31
    days on market $303,999 Active 823 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: $31,542
• − Mortgage interest: −$19,632
• − Property taxes: −$5,257
• − Insurance: −$1,752
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$10,196
• Taxable loss: −$10,342
• Est. tax savings @ 24.0%: +$2,482
• After-tax cash flow: $-1,664/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): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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 0.66)
• 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B