34 Hidden River Pl · Mauldin, SC 29605

$247,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 43 Days on market

Built 2007 6,969 sqft lot Est $313k · 21% under $28/mo HOA · 1% of rent

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Possible 100% USDA financing. Come see this well kept, move in condition, 3 bedroom 2 bath home with bonus room! All kitchen appliances to convey! This home is perfect for entertaining with its open kitchen/greatroom concept or enjoy the huge bonus room upstairs. If you have children or roomates, the master bedroom is perfectly located on the other side of the home for ample privacy! Outdoor lovers, this one’s for you! Reedy Falls is a pet-friendly community with ample green space, playground, covered picnic area, and walking trails to the Reedy River! You can simply walk the children up the street to the Playground area Don’t miss another home. Decide to see this today!

Key facts

• Dual sinks
• Backyard patio
• Walk-in closet

Tags

• GREAT ROOM
• CORNER FIREPLACE
• BACKYARD PATIO
• WALK-IN CLOSET
• DUAL SINKS
• SEPARATE SHOWER AND TUB

Property features AI

Finance

• HOA & community: Community has a homeowners association; HOA provides recreation facilities; Community playground

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Electric water heater; Garbage pickup (private); Attached garage (connected to home)
• Home design: Single-story plus bonus room; Built around 2007; Partial brick veneer with vinyl siding; Composition shingle roof; Slab foundation
• Construction: Approximate year built: 2007; Partial brick veneer and vinyl siding; Composition shingle roof; Slab foundation
• Exterior features: Patio; Sloped gently lot

Interior

• Kitchen: Dishwasher; Electric freestanding range; Kitchen roughly 10 x 10
• Bedrooms: Three bedrooms on the main level; Primary bedroom with double sinks, full bath, separate shower and tub, and walk-in closet; Primary bedroom size about 14 x 12; Second bedroom about 11 x 10; Third bedroom about 10 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central forced air cooling; Electric water heater
• Interior features: Cathedral/vaulted ceilings; Ceiling fans; One screened fireplace; Bonus/rec room
• Laundry & utility: First-floor, walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $224k (9.2% below list).
• Recommended offer: $224k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.8% in Mauldin — 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 (#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.
• 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 (+3.7%/yr); 398 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 41% 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 43 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $181k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $224,159 (9.2% below list)

Questions for the listing agent

1. It's been on market 43 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 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?
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: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $312,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Hollow Tree Way	0.12mi	3/2.5	1,506 (-7%)	0mo	$265,000	$176	80
335 Riverdale Rd	0.53mi	3/2.0	1,599 (-1%)	1mo	$290,000	$181	72
307 Blue Heron Cir	0.30mi	3/2.0	1,796 (+11%)	6mo	$297,000	$165	63
5 Comanche Trl	0.65mi	3/2.0	1,596 (-2%)	10mo	$394,000	$247	59
49 Hawksbill Ln	0.65mi	3/2.0	1,568 (-3%)	7mo	$277,000	$177	58
3 Pequot Dr	0.65mi	3/2.0	1,595 (-2%)	13mo	$387,900	$243	57
215 Reedy Springs Ln	0.31mi	3/2.0	1,384 (-15%)	6mo	$312,000	$225	56
101 Indian Wood Ln	0.10mi	3/2.5	1,844 (+14%)	19mo	$284,800	$154	55
102 Trumpeter Ln	0.41mi	3/2.0	1,502 (-7%)	18mo	$277,500	$185	54
9 Wateree Way	0.64mi	3/2.0	1,762 (+9%)	7mo	$340,000	$193	50
8 Mohegan Way	0.73mi	3/2.0	1,496 (-8%)	6mo	$385,000	$257	48
405 Spokane Dr	0.49mi	3/2.0	1,432 (-12%)	19mo	$329,000	$230	42

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-22,944
• Equity at exit: $36,829

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,506
• Equity at exit: $21,356

Cash invested: $69,160 (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: 398
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$103
• HOA: −$28
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $244

Break-even live

Break-even rent $1,933

Max offer price $247,000

Occupancy floor 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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,399	$1.50	11d	1	0.35mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	3d	1	0.69mi
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	14d	1	0.87mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	23d	1	0.94mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	3d	7	1.22mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	19d	1	1.31mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	19d	1	1.37mi
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	3d	1	1.41mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,100	$1.00	3d	1	1.49mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 22 events

1. 2026-06-18
   days on market $247,000 Active 43 DOM
2. 2026-06-17
   days on market $247,000 Active 42 DOM
3. 2026-06-16
   days on market $247,000 Active 41 DOM
4. 2026-06-15
   days on market $247,000 Active 40 DOM
5. 2026-06-13
   days on market $247,000 Active 38 DOM
6. 2026-06-13
   pricedays on market $247,000 Active 37 DOM
7. 2026-06-10
   days on market $259,500 Active 35 DOM
8. 2026-06-09
   days on market $259,500 Active 34 DOM
9. 2026-06-08
   days on market $259,500 Active 33 DOM
10. 2026-06-07
    days on market $259,500 Active 32 DOM
11. 2026-06-03
    days on market $259,500 Active 28 DOM
12. 2026-06-03
    days on market $259,500 Active 27 DOM
13. 2026-06-01
    days on market $259,500 Active 26 DOM
14. 2026-05-31
    days on market $259,500 Active 25 DOM
15. 2026-05-05
    listed $259,500 Active
16. 2019-09-17
    soldstatus $181,000
17. 2019-09-16
    soldstatus $181,000 Sold 691-char remark

    Show marketing remark (691 chars)

    Possible 100% USDA financing. Come see this well kept, move in condition, 3 bedroom 2 bath home with bonus room! All kitchen appliances to convey! This home is perfect for entertaining with its open kitchen/greatroom concept or enjoy the huge bonus room upstairs. If you have children or roomates, the master bedroom is perfectly located on the other side of the home for ample privacy! Outdoor lovers, this one’s for you! Reedy Falls is a pet-friendly community with ample green space, playground, covered picnic area, and walking trails to the Reedy River! You can simply walk the children up the street to the Playground area Don’t miss another home. Decide to see this today!

18. 2019-07-22
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Possible 100% USDA financing. Come see this well kept, move in condition, 3 bedroom 2 bath home with bonus room! All kitchen appliances to convey! This home is perfect for entertaining with its open kitchen/greatroom concept or enjoy the huge bonus room upstairs. If you have children or roomates, the master bedroom is perfectly located on the other side of the home for ample privacy! Outdoor lovers, this one’s for you! Reedy Falls is a pet-friendly community with ample green space, playground, covered picnic area, and walking trails to the Reedy River! You can simply walk the children up the street to the Playground area Don’t miss another home. Decide to see this today!

19. 2019-07-18
    price $178,500 691-char remark

    Show marketing remark (691 chars)

    Possible 100% USDA financing. Come see this well kept, move in condition, 3 bedroom 2 bath home with bonus room! All kitchen appliances to convey! This home is perfect for entertaining with its open kitchen/greatroom concept or enjoy the huge bonus room upstairs. If you have children or roomates, the master bedroom is perfectly located on the other side of the home for ample privacy! Outdoor lovers, this one’s for you! Reedy Falls is a pet-friendly community with ample green space, playground, covered picnic area, and walking trails to the Reedy River! You can simply walk the children up the street to the Playground area Don’t miss another home. Decide to see this today!

20. 2019-06-25
    listed $183,500 Active 691-char remark

    Show marketing remark (691 chars)

    Possible 100% USDA financing. Come see this well kept, move in condition, 3 bedroom 2 bath home with bonus room! All kitchen appliances to convey! This home is perfect for entertaining with its open kitchen/greatroom concept or enjoy the huge bonus room upstairs. If you have children or roomates, the master bedroom is perfectly located on the other side of the home for ample privacy! Outdoor lovers, this one’s for you! Reedy Falls is a pet-friendly community with ample green space, playground, covered picnic area, and walking trails to the Reedy River! You can simply walk the children up the street to the Playground area Don’t miss another home. Decide to see this today!

21. 2014-06-18
    historical
22. 2013-11-07
    listed $138,500

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$197/yr (+$16/mo · 16.2%)

ⓘ 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 7/10 Severe 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: $26,899
• − Mortgage interest: −$13,836
• − Property taxes: −$1,211
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − HOA: −$336
• − Depreciation: −$7,185
• Taxable loss: −$1,208
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $3,214/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

Price history

+87.4% since first listed

8 events — show timeline

• 2026-05-05 Listed $259,500 Greater Greenville MLS
• 2019-09-17 Sold (Public Records) $181,000 Public Records
• 2019-09-16 Sold (MLS) $181,000 Greater Greenville MLS
• 2019-07-22 Pending — Greater Greenville MLS
• 2019-07-18 Price Changed $178,500 Greater Greenville MLS
• 2019-06-25 Listed $183,500 Greater Greenville MLS
• 2014-06-18 Listing Removed — Greater Greenville MLS
• 2013-11-07 Listed $138,500 Greater Greenville MLS

Property tax history

+2.5%/yr

Latest (2025): $1,211 · +3.1% YoY. Source: county tax records.