15 Piedmont Ave · Judson, SC 29611

$325,000

3 bd · 2.0 ba · 2,096 sqft · SingleFamily public records · 34 Days on market

Built 1968 8,712 sqft lot Est $459k · 29% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a fully renovated home with an exceptional number of bedrooms at this price point. This spacious property is move in ready and features updated finishes throughout including engineered hardwood floors, a beautifully refreshed kitchen with modern cabinetry, stainless steel appliances, and a functional island that opens to the main living areas. The flexible floor plan provides ample space for a variety of living arrangements, along with well sized bedrooms and updated bathrooms. Outside, enjoy a large deck perfect for entertaining and a fenced yard offering privacy and usability. Conveniently located just minutes from Downtown Greenville, with easy access to Prisma He

Key facts

• Updated finishes
• Fully renovated home
• Flexible floor plan

Tags

• FULLY RENOVATED HOME
• UPDATED FINISHES
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• FUNCTIONAL ISLAND
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Gravel/unpaved driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric service
• Home design: Single-story home; Built in 1968; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Front porch; Deck; Fenced yard; Some trees; Outbuilding for storage

Interior

• Kitchen: 12 x 14 kitchen; Dishwasher; Built-in microwave; Stand-alone smooth-top range
• Bedrooms: Six bedrooms on the main level; Primary bedroom with double sink, full bath and separate shower; Primary bedroom approx. 11 x 14; Second bedroom approx. 14 x 14; Third bedroom approx. 11 x 11; Fourth bedroom approx. 9 x 11; Fifth bedroom approx. 10 x 12
• Flooring: Hardwood floors; Other flooring (see remarks)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central electric cooling; Gas water heater
• Interior features: Open floor plan; Blown ceiling insulation; Smooth ceilings; Disappearing attic stairs; Countertops (other)
• Laundry & utility: Laundry on the first floor in closet-style location

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $263k (19.1% below list).
• Recommended offer: $263k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#10 in SC, #1,636 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment F.
• 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: Hollis Academy (math 28% / reading 21%, grade F, #452 of 597 statewide, top 78%, 608 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 49% district-wide (-24 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 278 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• At $2,631/mo this rent would consume 61% of the median local household income ($52k/yr) (locally 1754% 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 $10k 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 ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago 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 $156k; list at $325k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,082 (19.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.81% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $459,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105B Mary St	0.50mi	3/2.5	2,055 (-2%)	6mo	$450,000	$219	66

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-50,635
• Equity at exit: $48,459

10-year hold

• IRR: -9.6%
• Equity multiple: 0.44×
• Total profit: $-50,873
• Equity at exit: $28,100

Cash invested: $91,000 (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 29611

• Home prices YoY: -34.6%
• Rents YoY: 1.7%
• Active inventory: 278
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,631 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $86

Break-even live

Break-even rent $2,522

Max offer price $325,000

Occupancy floor 92%

Sensitivity live

Price	-10% $270	-5% $178	+0% $86	+5% $-6	+10% $-98
Rent	-10% $-122	-5% $-18	+0% $86	+5% $190	+10% $294
Rate	-1.0pp $250	-0.5pp $169	base $86	+0.5pp $2	+1.0pp $-84

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$3,465	$2.62	4d	110	0.28mi
35 Burdette St Greenville, SC	2.0	2.0	1600	$1,950	$1.22	25d	1	0.85mi
520 Perry Ave Greenville, SC	3.0	2.0	1600	$1,795	$1.12	16d	1	1.00mi
708 Anderson Rd Greenville, SC	2.0	2.5	2120	$2,750	$1.30	5d	1	1.03mi
207 S Calhoun St Unit B Greenville, SC	3.0	2.5	1730	$2,597	$1.50	16d	1	1.04mi
411 Perry Ave Unit 1 Greenville, SC	3.0	2.5	2000	$3,400	$1.70	25d	1	1.07mi
7 Hamilton Ave Unit 1 Greenville, SC	3.0	3.0	1400	$3,999	$2.86	25d	1	1.08mi
34 3rd St Greenville, SC	4.0	3.0	2100	$2,650	$1.26	16d	1	1.11mi
5 Charles St Greenville, SC	3.0	2.0	1492	$1,800	$1.21	25d	1	1.21mi
113 Taverly Dr Greenville, SC	3.0	2.5	1507	$2,024	$1.34	21d	1	1.24mi
115 Taverly Dr Greenville, SC	3.0	2.5	1571	$2,024	$1.29	21d	1	1.25mi
1 E Main St Greenville, SC	1.0–3.0	1.0–2.0	1241	$2,600	$2.10	5d	28	1.25mi
210 N Leach St Greenville, SC	3.0	2.5	1886	$2,916	$1.55	5d	1	1.33mi
1027 S Main St #206 Greenville, SC	2.0	2.5	1600	$4,950	$3.09	25d	1	1.42mi
106 Grace St Greenville, SC	3.0	2.0	1562	$2,695	$1.73	5d	1	1.44mi
1108 S Main St Greenville, SC	3.0	1.0–2.0	1060	$3,453	$3.26	5d	25	1.45mi
1014 S Welcome Rd Greenville, SC	3.0	2.0	1400	$2,800	$2.00	4d	1	1.47mi

Listing history 29 events

1. 2026-06-22
   days on market $325,000 Active 34 DOM
2. 2026-06-18
   days on market $325,000 Active 31 DOM
3. 2026-06-17
   days on market $325,000 Active 30 DOM
4. 2026-06-16
   days on market $325,000 Active 29 DOM
5. 2026-06-15
   days on market $325,000 Active 28 DOM
6. 2026-06-13
   days on market $325,000 Active 26 DOM
7. 2026-06-13
   days on market $325,000 Active 25 DOM
8. 2026-06-10
   days on market $325,000 Active 23 DOM
9. 2026-06-09
   days on market $325,000 Active 22 DOM
10. 2026-06-08
    days on market $325,000 Active 21 DOM
11. 2026-06-07
    days on market $325,000 Active 20 DOM
12. 2026-06-03
    days on market $325,000 Active 16 DOM
13. 2026-06-03
    days on market $325,000 Active 15 DOM
14. 2026-06-01
    days on market $325,000 Active 14 DOM
15. 2026-05-31
    days on market $325,000 Active 13 DOM
16. 2026-05-18
    listed $325,000 Active
17. 2026-05-18
    historical
18. 2026-04-30
    historical Contingency Contract
19. 2026-04-21
    status Active
20. 2026-04-14
    historical Contingency Contract
21. 2026-03-25
    listed $330,000 Active
22. 2025-09-09
    historical $2,400
23. 2025-08-10
    listed $2,400
24. 2022-06-30
    soldstatus $156,250
25. 2006-07-05
    historical
26. 2006-05-19
    listed $28,800
27. 1985-07-26
    soldstatus $30,950
28. 1985-02-25
    soldstatus $16,000
29. 1979-12-01
    soldstatus $21,000

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$24/yr (+$2/mo · 1.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,570
• − Mortgage interest: −$18,205
• − Property taxes: −$1,829
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − Depreciation: −$9,455
• Taxable loss: −$4,594
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $2,137/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 — Judson

• Score: 80/100
• State rank: #10
• US rank: #1636

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime B+ Employment F Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Judson, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,365
• Household income: $51,565
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1754.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 29% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -139.58%
• Current HPI: 264.2891
• Rent YoY: ▲ 1.72%
• 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

Price history

+1447.6% since first listed

14 events — show timeline

• 2026-05-18 Listing Removed — Greater Greenville MLS
• 2026-05-18 Listed $325,000 Greater Greenville MLS
• 2026-04-30 Contingent — Greater Greenville MLS
• 2026-04-21 Relisted — Greater Greenville MLS
• 2026-04-14 Contingent — Greater Greenville MLS
• 2026-03-25 Listed $330,000 Greater Greenville MLS
• 2025-09-09 Rental Removed $2,400 GGMLS
• 2025-08-10 Listed for Rent $2,400 GGMLS
• 2022-06-30 Sold (Public Records) $156,250 Public Records
• 2006-07-05 Listing Removed — Greater Greenville MLS
• 2006-05-19 Listed $28,800 Greater Greenville MLS
• 1985-07-26 Sold (Public Records) $30,950 Public Records
• 1985-02-25 Sold (Public Records) $16,000 Public Records
• 1979-12-01 Sold (Public Records) $21,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,829 · +4.2% YoY. Source: county tax records.