371 Riverdale Rd · Simpsonville, SC 29680

$237,000

3 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 38 Days on market

Built 2015 6,534 sqft lot Est $292k · 19% under $33/mo HOA · 2% of rent ↓ 17% since listing

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Why this score? — see what drove the C 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

Key facts

• Open floor plan
• Bonus room
• Natural light

Tags

• OPEN FLOOR PLAN
• BONUS ROOM
• NATURAL LIGHT
• VAULTED CEILINGS
• GARDEN TUB
• SEPARATE SHOWER

Property features AI

Finance

• HOA & community: Located in a community with an HOA (no HOA services listed); Community amenities include a pool and some sidewalks

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public water; Gas water heater; Public sewer; Private garbage pickup; Attached garage (connected power available)
• Home design: Single-story with bonus room (1 + bonus); Approximately 11–20 years old; Slab foundation
• Construction: Vinyl siding construction; Composition shingle roof; Slab foundation; Attic and garage provide storage
• Exterior features: Covered back porch; Patio; Fenced yard; Lot slopes gently; Underground utilities; Vinyl siding exterior; Composition shingle roof

Interior

• Kitchen: Kitchen approx. 10 x 10
• Bedrooms: Three main-level bedrooms; Primary bedroom on main level with full bath (approx. 13 x 12); Second bedroom approx. 10 x 10; Third bedroom approx. 11 x 10
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central forced cooling
• Interior features: Attic with disappearing stairs; Ceiling fans; Smooth ceilings; Trey ceiling; Open floor plan; No fireplace
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (9.2% below list).
• Recommended offer: $215k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Robert E. Cashion Elementary (math 39% / reading 37%, grade F, #308 of 597 statewide, top 52%, 899 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 244 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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 38 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,288 (9.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $292,050
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Riverdale Rd	0.09mi	3/2.0	1,599 (-3%)	1mo	$290,000	$181	90
49 Hawksbill Ln	0.32mi	3/2.0	1,568 (-5%)	7mo	$277,000	$177	71
307 Blue Heron Cir	0.48mi	3/2.0	1,796 (+9%)	6mo	$297,000	$165	58
102 Trumpeter Ln	0.28mi	3/2.0	1,502 (-9%)	18mo	$277,500	$185	57
7 Hollow Tree Way	0.56mi	3/2.5	1,506 (-9%)	0mo	$265,000	$176	57
4 Kingfisher Dr	0.40mi	3/2.0	1,891 (+15%)	2mo	$289,000	$153	55
9 Wateree Way	0.68mi	3/2.0	1,762 (+7%)	7mo	$340,000	$193	52
5 Oxbow Ct	0.59mi	3/2.5	1,563 (-5%)	15mo	$315,000	$202	49
1 Headwater Ct	0.67mi	3/2.0	1,872 (+14%)	4mo	$300,000	$160	43
101 Indian Wood Ln	0.54mi	3/2.5	1,844 (+12%)	19mo	$284,800	$154	38

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-26,391
• Equity at exit: $35,337

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-8,555
• Equity at exit: $20,491

Cash invested: $66,360 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$99
• HOA: −$33
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $194

Break-even live

Break-even rent $1,907

Max offer price $237,000

Occupancy floor 86%

Sensitivity live

Price	-10% $329	-5% $262	+0% $194	+5% $127	+10% $60
Rent	-10% $24	-5% $109	+0% $194	+5% $280	+10% $365
Rate	-1.0pp $314	-0.5pp $255	base $194	+0.5pp $133	+1.0pp $71

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,399	$1.50	13d	1	0.73mi
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	16d	1	0.98mi
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	4d	1	1.02mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	20d	1	1.04mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	4d	1	1.09mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	25d	1	1.10mi
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	13d	1	1.23mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	4d	1	1.24mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	4d	7	1.26mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,100	$1.00	4d	1	1.27mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	25d	1	1.36mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	20d	1	1.40mi
113 Riverport Dr Simpsonville, SC	4.0	2.5	2200	$2,200	$1.00	25d	1	1.41mi
135 Bayridge Rd , SC	3.0	2.0	1700	$1,950	$1.15	4d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-10
   status $237,000 Pending 38 DOM
2. 2026-06-09
   days on market $237,000 Active 38 DOM
3. 2026-06-08
   days on market $237,000 Active 37 DOM
4. 2026-06-07
   days on market $237,000 Active 36 DOM
5. 2026-06-03
   days on market $237,000 Active 32 DOM
6. 2026-06-03
   pricedays on market $237,000 Active 31 DOM
7. 2026-06-01
   days on market $249,000 Active 30 DOM
8. 2026-05-31
   days on market $249,000 Active 29 DOM
9. 2026-05-03
   price $249,000
10. 2026-05-02
    listed $249,900 Active
11. 2025-10-31
    historical
12. 2025-09-04
    price $292,000
13. 2025-01-14
    price $305,000
14. 2024-12-12
    listed $315,000 Active
15. 2022-08-24
    soldstatus $296,500 Sold 516-char remark

    Show marketing remark (516 chars)

    LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

16. 2022-08-24
    soldstatus $296,500

    Show marketing remark (516 chars)

    LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

17. 2022-07-25
    historical Contingency Contract 516-char remark

    Show marketing remark (516 chars)

    LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

18. 2022-07-24
    price $290,000 516-char remark

    Show marketing remark (516 chars)

    LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

19. 2022-07-20
    price $295,000 516-char remark

    Show marketing remark (516 chars)

    LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

20. 2022-07-14
    listed $299,900 Active 516-char remark

    Show marketing remark (516 chars)

    LOCATION LOCATION LOCATION..Simpsonville...Off Georgia Road... one story, open floor plan plus bonus room, 3 Bedrooms and 2 full baths, and is located in the community of Watermill Pond. Walk into the entrance with vaulted ceilings in the den. Kitchen includes lots of cabinets overlooking the breakfast area. The master bedroom offers vaulted ceilings and master bath has a garden tub with separate shower. New AC unit installed July 2022. Enjoy the patio with a quiet backyard. Schedule an appointment today!

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 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: $25,835
• − Mortgage interest: −$13,276
• − Property taxes: −$1,580
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$396
• − Depreciation: −$6,895
• Taxable loss: −$1,631
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $2,725/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

-17.0% since first listed

12 events — show timeline

• 2026-05-03 Price Changed $249,000 Greater Greenville MLS
• 2026-05-02 Listed $249,900 Greater Greenville MLS
• 2025-10-31 Listing Removed — Greater Greenville MLS
• 2025-09-04 Price Changed $292,000 Greater Greenville MLS
• 2025-01-14 Price Changed $305,000 Greater Greenville MLS
• 2024-12-12 Listed $315,000 Greater Greenville MLS
• 2022-08-24 Sold (Public Records) $296,500 Public Records
• 2022-08-24 Sold (MLS) $296,500 Greater Greenville MLS
• 2022-07-25 Contingent — Greater Greenville MLS
• 2022-07-24 Price Changed $290,000 Greater Greenville MLS
• 2022-07-20 Price Changed $295,000 Greater Greenville MLS
• 2022-07-14 Listed $299,900 Greater Greenville MLS

Property tax history

+5.2%/yr

Latest (2025): $1,580 · -15.0% YoY. Source: county tax records.