221 Twin Falls Dr · Simpsonville, SC 29680

$260,500

3 bd · 2.0 ba · 1,223 sqft · SingleFamily public records · 7 Days on market

Built 1993 0.28 ac lot Est $252k · at est. $13/mo HOA · 1% of rent

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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 +12.4/30.0
• ARV discount +6.0/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to 221 Twin Falls Drive! This charming cape cod welcomes you beginning with the rocking chair front porch. It's the perfect spot to relax, sip your morning coffee, and enjoy the tranquility of the neighborhood. Step inside to discover a thoughtfully designed layout, ensuring both comfort and convenience. The entry opens to the living room with a gas fireplace and bright windows. The dining room flows into the modern eat-in kitchen with plenty of cabinets, glass tile backsplash and oversized single bowl sink. The main level also includes a laundry closet, one bedroom and a full bath, offering the utmost privacy for guests or family members who prefer single-level living. As you make your way upstairs, you'll find two generously sized bedrooms, each with its own private bathroom. The shared bathtub/shower combo adds a touch of convenience and flexibility. But that's not all; Hidden behind a secret bookcase door you'll discover a bonus room that can be transformed into a cozy home office, a creative space, or even a private sanctuary for relaxation. The possibilities are endless with this unique feature! The large yard provides ample space for outdoor activities, gardening, or creating your own outdoor retreat. The sunken fire pit area is perfect for gathering around with friends and family, making memories, and enjoying starry nights. Conveniently located and close to tons of shopping and dining options, this charmer won't last long!

Key facts

• Modernized kitchen
• Great room fireplace
• Farmhouse sink

Tags

• CAPE COD DESIGN
• FULL BEDROOM AND BATH
• GREAT ROOM FIREPLACE
• DINING AREA PATIO
• MODERNIZED KITCHEN
• FARMHOUSE SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (22.9% below list).
• Recommended offer: $201k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Greenbrier Elementary (math 47% / reading 53%, grade D+, #163 of 597 statewide, top 28%, 892 students, 72% FRL) — zoned schools average 72% FRL vs 42% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $8k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,741 (22.9% 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. 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. 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: 0.77% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $251,938
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 W Fall River Way	0.25mi	3/2.0	1,245 (+2%)	3mo	$269,000	$216	82
5 E Long Creek Ct	0.33mi	3/2.0	1,238 (+1%)	15mo	$257,000	$208	70
401 Twin Falls Dr	0.12mi	3/2.0	1,300 (+6%)	20mo	$268,000	$206	67
11 Two Creeks Ct	0.14mi	3/2.0	1,364 (+12%)	15mo	$300,000	$220	62
300 Bramford Way	0.46mi	3/2.0	1,344 (+10%)	7mo	$268,000	$199	56
131 W Long Creek Ct	0.24mi	3/2.5	1,401 (+15%)	14mo	$280,000	$200	50
203 Great Oaks Way	0.42mi	3/2.0	1,389 (+14%)	9mo	$260,000	$187	50

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-45,394
• Equity at exit: $38,841

10-year hold

• IRR: -10.1%
• Equity multiple: 0.39×
• Total profit: $-44,679
• Equity at exit: $22,523

Cash invested: $72,940 (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: 245
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$1,366
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$109
• HOA: −$13
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-44

Break-even live

Break-even rent $2,063

Max offer price $252,722

Occupancy floor 97%

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: $65,125
• Closing costs: $7,815
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	3d	7	0.68mi
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	14d	1	0.68mi
7001 Wiley Dr Simpsonville, SC	1.0–3.0	1.0–2.0	1517	$2,100	$1.38	3d	39	0.94mi
8001 Pointe Grand Pl Simpsonville, SC	1.0–2.0	2.0	1153	$1,395	$1.21	3d	9	1.23mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 24 events

1. 2026-04-21
   status Pending
2. 2026-04-13
   listed $260,500 Active
3. 2025-10-30
   historical
4. 2025-08-08
   historical Contingency Contract
5. 2025-07-09
   price $275,000
6. 2025-06-12
   price $279,000
7. 2025-06-11
   status Active
8. 2025-05-19
   historical Contingency Contract
9. 2025-05-08
   listed $289,000 Active
10. 2023-08-22
    soldstatus $267,500 Sold 1468-char remark

    Show marketing remark (1468 chars)

    Welcome Home to 221 Twin Falls Drive! This charming cape cod welcomes you beginning with the rocking chair front porch. It's the perfect spot to relax, sip your morning coffee, and enjoy the tranquility of the neighborhood. Step inside to discover a thoughtfully designed layout, ensuring both comfort and convenience. The entry opens to the living room with a gas fireplace and bright windows. The dining room flows into the modern eat-in kitchen with plenty of cabinets, glass tile backsplash and oversized single bowl sink. The main level also includes a laundry closet, one bedroom and a full bath, offering the utmost privacy for guests or family members who prefer single-level living. As you make your way upstairs, you'll find two generously sized bedrooms, each with its own private bathroom. The shared bathtub/shower combo adds a touch of convenience and flexibility. But that's not all; Hidden behind a secret bookcase door you'll discover a bonus room that can be transformed into a cozy home office, a creative space, or even a private sanctuary for relaxation. The possibilities are endless with this unique feature! The large yard provides ample space for outdoor activities, gardening, or creating your own outdoor retreat. The sunken fire pit area is perfect for gathering around with friends and family, making memories, and enjoying starry nights. Conveniently located and close to tons of shopping and dining options, this charmer won't last long!

11. 2023-08-22
    soldstatus $267,500

    Show marketing remark (1468 chars)

    Welcome Home to 221 Twin Falls Drive! This charming cape cod welcomes you beginning with the rocking chair front porch. It's the perfect spot to relax, sip your morning coffee, and enjoy the tranquility of the neighborhood. Step inside to discover a thoughtfully designed layout, ensuring both comfort and convenience. The entry opens to the living room with a gas fireplace and bright windows. The dining room flows into the modern eat-in kitchen with plenty of cabinets, glass tile backsplash and oversized single bowl sink. The main level also includes a laundry closet, one bedroom and a full bath, offering the utmost privacy for guests or family members who prefer single-level living. As you make your way upstairs, you'll find two generously sized bedrooms, each with its own private bathroom. The shared bathtub/shower combo adds a touch of convenience and flexibility. But that's not all; Hidden behind a secret bookcase door you'll discover a bonus room that can be transformed into a cozy home office, a creative space, or even a private sanctuary for relaxation. The possibilities are endless with this unique feature! The large yard provides ample space for outdoor activities, gardening, or creating your own outdoor retreat. The sunken fire pit area is perfect for gathering around with friends and family, making memories, and enjoying starry nights. Conveniently located and close to tons of shopping and dining options, this charmer won't last long!

12. 2023-07-21
    historical Contingency Contract 1468-char remark

    Show marketing remark (1468 chars)

    Welcome Home to 221 Twin Falls Drive! This charming cape cod welcomes you beginning with the rocking chair front porch. It's the perfect spot to relax, sip your morning coffee, and enjoy the tranquility of the neighborhood. Step inside to discover a thoughtfully designed layout, ensuring both comfort and convenience. The entry opens to the living room with a gas fireplace and bright windows. The dining room flows into the modern eat-in kitchen with plenty of cabinets, glass tile backsplash and oversized single bowl sink. The main level also includes a laundry closet, one bedroom and a full bath, offering the utmost privacy for guests or family members who prefer single-level living. As you make your way upstairs, you'll find two generously sized bedrooms, each with its own private bathroom. The shared bathtub/shower combo adds a touch of convenience and flexibility. But that's not all; Hidden behind a secret bookcase door you'll discover a bonus room that can be transformed into a cozy home office, a creative space, or even a private sanctuary for relaxation. The possibilities are endless with this unique feature! The large yard provides ample space for outdoor activities, gardening, or creating your own outdoor retreat. The sunken fire pit area is perfect for gathering around with friends and family, making memories, and enjoying starry nights. Conveniently located and close to tons of shopping and dining options, this charmer won't last long!

13. 2023-07-14
    listed $270,000 Active 1468-char remark

    Show marketing remark (1468 chars)

    Welcome Home to 221 Twin Falls Drive! This charming cape cod welcomes you beginning with the rocking chair front porch. It's the perfect spot to relax, sip your morning coffee, and enjoy the tranquility of the neighborhood. Step inside to discover a thoughtfully designed layout, ensuring both comfort and convenience. The entry opens to the living room with a gas fireplace and bright windows. The dining room flows into the modern eat-in kitchen with plenty of cabinets, glass tile backsplash and oversized single bowl sink. The main level also includes a laundry closet, one bedroom and a full bath, offering the utmost privacy for guests or family members who prefer single-level living. As you make your way upstairs, you'll find two generously sized bedrooms, each with its own private bathroom. The shared bathtub/shower combo adds a touch of convenience and flexibility. But that's not all; Hidden behind a secret bookcase door you'll discover a bonus room that can be transformed into a cozy home office, a creative space, or even a private sanctuary for relaxation. The possibilities are endless with this unique feature! The large yard provides ample space for outdoor activities, gardening, or creating your own outdoor retreat. The sunken fire pit area is perfect for gathering around with friends and family, making memories, and enjoying starry nights. Conveniently located and close to tons of shopping and dining options, this charmer won't last long!

14. 2021-03-01
    soldstatus $195,000
15. 2021-02-26
    soldstatus $195,000 Sold
16. 2021-01-24
    historical Contingency Contract
17. 2021-01-22
    listed $190,000 Active
18. 2017-06-02
    soldstatus $149,900
19. 2017-05-30
    soldstatus $149,900 Sold
20. 2017-05-03
    historical Contingency Contract
21. 2017-04-26
    listed $149,900 Active
22. 2005-10-06
    soldstatus $118,500
23. 1995-08-14
    soldstatus $88,200
24. 1993-08-30
    soldstatus $86,840

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $24,089
• − Mortgage interest: −$14,592
• − Property taxes: −$1,707
• − Insurance: −$1,302
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − HOA: −$156
• − Depreciation: −$7,578
• Taxable loss: −$5,101
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $696/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

+200.0% since first listed

24 events — show timeline

• 2026-04-21 Pending — Greater Greenville MLS
• 2026-04-13 Listed $260,500 Greater Greenville MLS
• 2025-10-30 Listing Removed — Greater Greenville MLS
• 2025-08-08 Contingent — Greater Greenville MLS
• 2025-07-09 Price Changed $275,000 Greater Greenville MLS
• 2025-06-12 Price Changed $279,000 Greater Greenville MLS
• 2025-06-11 Relisted — Greater Greenville MLS
• 2025-05-19 Contingent — Greater Greenville MLS
• 2025-05-08 Listed $289,000 Greater Greenville MLS
• 2023-08-22 Sold (Public Records) $267,500 Public Records
• 2023-08-22 Sold (MLS) $267,500 Greater Greenville MLS
• 2023-07-21 Contingent — Greater Greenville MLS
• 2023-07-14 Listed $270,000 Greater Greenville MLS
• 2021-03-01 Sold (Public Records) $195,000 Public Records
• 2021-02-26 Sold (MLS) $195,000 Greater Greenville MLS
• 2021-01-24 Contingent — Greater Greenville MLS
• 2021-01-22 Listed $190,000 Greater Greenville MLS
• 2017-06-02 Sold (Public Records) $149,900 Public Records
• 2017-05-30 Sold (MLS) $149,900 Greater Greenville MLS
• 2017-05-03 Contingent — Greater Greenville MLS
• 2017-04-26 Listed $149,900 Greater Greenville MLS
• 2005-10-06 Sold (Public Records) $118,500 Public Records
• 1995-08-14 Sold (Public Records) $88,200 Public Records
• 1993-08-30 Sold (Public Records) $86,840 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,707 · +4.1% YoY. Source: county tax records.