2 Hollow Tree Way · Mauldin, SC 29605

$304,000

3 bd · 2.5 ba · 1,828 sqft · SingleFamily public records · 20 Days on market

Built 2005 5,662 sqft lot Est $407k · 25% under · waterfront $31/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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reedy Falls is in a Prime Location nestled between Mauldin, Simpsonville, and not far from downtown Greenville. This beautiful home has an open floor plan, 9+ft ceilings, gorgeous kitchen with 42 in cabinets, deep sinks, ample counter space, and two pantries for storage. Upstairs you have 3 bedrooms, 2 1/2 baths, and a loft for your family to enjoy. The master bedroom is a very good size, and the bathroom features his and her sinks, separate tub and shower, and a walk in closet. You also have a privacy fence, plus a small picket fence around patio, and a shed in the back that conveys. The garage features professionally installed cabinets, two work station, a wash tub with hot and cold water, and it's insulated. The garage is also cable ready and includes a phone jack, this is truly a man's haven. The owners have also replaced the AC (2 yrs old) and added the solar panels to the house within the last year, making this home very energy efficient. The solar panels have a lease that will transfer with the sale of the house. This cul-de-sac lot backs up to protected community woods that border the banks of the Reedy River. Enjoy the sound of the river from your backyard. You also have a playground area for kids and an outdoor lodge with fireplace and grills for family fun.There's also a walking trail riverside. Don't miss the opportunity to own this wonderful house at such a great price. Schedule your appointment today!

Key facts

• Ample kitchen
• Walking trail
• Screened porch

Tags

• SCREENED PORCH
• SOLAR PANELS
• PROTECTED WOODLAND
• WALKING TRAIL
• AMPLE KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Community amenities include lights, playground, some sidewalks, and walking trails
• HOA & community: Has homeowners association; HOA covers street lights, by-laws, and restrictive covenants

Exterior

• Parking: Attached 2-car garage with door opener; Paved driveway
• Utilities: Public water; Electric water heater; Public sewer; Garbage pickup (private); Attached garage (service type noted); Electric-powered cooling
• Home design: Two-story home; Built circa 2005; Level lot with sidewalks; Lot dimensions about 50 x 109 x 50 x 113; Lot is half acre or less; Partial brick veneer with vinyl siding; Architectural roof
• Construction: Built in 2005; Slab foundation; Partial brick veneer and vinyl siding; Architectural shingle roof
• Exterior features: Patio; Screened porch; Tilt-out windows; Vinyl/aluminum trim; Leased solar panels

Interior

• Kitchen: Kitchen approximately 15 x 20; Dishwasher; Disposal; Refrigerator; Stand-alone smooth top range; Granite and solid surface countertops; Pantry
• Bedrooms: Primary bedroom on second level with double sink, full bath, separate shower and tub, and walk-in closet; Second bedroom approximately 11 x 11; Third bedroom approximately 10 x 11; Master bedroom approximately 17 x 14
• Flooring: Ceramic tile; Bamboo
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Heat pump; Central electric cooling
• Interior features: Attic with disappearing stairs; 9+ foot ceilings; Ceiling fans; Cathedral/vaulted ceilings; Granite and solid surface countertops; Open floor plan; Garden tub; Walk-in closets; Pantry closet
• Laundry & utility: Second-floor laundry with washer connection and electric dryer hookup; Walk-in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-20 ($-242/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 $228k (25.1% below list).
• Recommended offer: $228k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% 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); 410 active listings in the ZIP; 9 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).
• This rent runs 42% 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 $9k 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 20 days — a 2% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $154k; list at $304k implies a 98% gain — meaningful room to come down on a strong offer.

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 $227,571 (25.1% 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 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $407,187
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Indian Wood Ln	0.01mi	3/2.5	1,844 (+1%)	19mo	$284,800	$154	82
307 Blue Heron Cir	0.37mi	3/2.0	1,796 (-2%)	6mo	$297,000	$165	73
4 Kingfisher Dr	0.59mi	3/2.0	1,891 (+3%)	2mo	$289,000	$153	63
106 Reedy Springs Ln	0.32mi	3/2.0	2,077 (+14%)	2mo	$341,750	$165	59
9 Wateree Way	0.64mi	3/2.0	1,762 (-4%)	7mo	$340,000	$193	57
300 Blue Heron Cir	0.31mi	4/2.5 (+1)	2,051 (+12%)	10mo	$345,000	$168	52
17 Waterthrush Way	0.35mi	4/3.0 (+1)	1,957 (+7%)	15mo	$289,900	$148	52
335 Riverdale Rd	0.63mi	3/2.0	1,599 (-12%)	1mo	$290,000	$181	47
5 Comanche Trl	0.55mi	3/2.0	1,596 (-13%)	10mo	$394,000	$247	43
3 Pequot Dr	0.55mi	3/2.0	1,595 (-13%)	13mo	$387,900	$243	41
1107 Maridian St	0.64mi	4/2.5 (+1)	2,046 (+12%)	14mo	$337,790	$165	34
1312 Skytop Dr	0.70mi	4/2.5 (+1)	2,046 (+12%)	13mo	$322,170	$157	31

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-49,023
• Equity at exit: $45,327

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-37,992
• Equity at exit: $26,284

Cash invested: $85,120 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$127
• HOA: −$31
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-20

Break-even live

Break-even rent $2,301

Max offer price $300,443

Occupancy floor 96%

Sensitivity live

Price	-10% $152	-5% $66	+0% $-20	+5% $-106	+10% $-192
Rent	-10% $-200	-5% $-110	+0% $-20	+5% $70	+10% $160
Rate	-1.0pp $133	-0.5pp $57	base $-20	+0.5pp $-99	+1.0pp $-179

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: $76,000
• Closing costs: $9,120
• 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	13d	1	0.23mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	5d	1	0.56mi
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	16d	1	0.84mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	25d	1	0.89mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	5d	7	1.20mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	21d	1	1.27mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	21d	1	1.46mi
4 Bellflower Ct Simpsonville, SC	4.0	3.5	2441	$2,900	$1.19	23d	1	1.47mi
204 Yukon Dr Greenville, SC	3.0	2.0	1344	$1,899	$1.41	4d	1	1.48mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: watercable

Listing history 14 events

1. 2026-06-22
   days on market $304,000 Active 20 DOM
2. 2026-06-18
   days on market $304,000 Active 17 DOM
3. 2026-06-17
   days on market $304,000 Active 16 DOM
4. 2026-06-16
   days on market $304,000 Active 15 DOM
5. 2026-06-15
   days on market $304,000 Active 14 DOM
6. 2026-06-13
   days on market $304,000 Active 12 DOM
7. 2026-06-13
   days on market $304,000 Active 11 DOM
8. 2026-06-10
   days on market $304,000 Active 9 DOM
9. 2026-06-09
   days on market $304,000 Active 8 DOM
10. 2026-06-08
    days on market $304,000 Active 7 DOM
11. 2026-06-07
    days on market $304,000 Active 6 DOM
12. 2026-06-03
    days on market $304,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $304,000 Active 1 DOM

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $1,733 · $144/mo
• Expected delta: +$940/yr (+$78/mo · 118.6%)

ⓘ 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 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: $27,309
• − Mortgage interest: −$17,029
• − Property taxes: −$793
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − HOA: −$372
• − Depreciation: −$8,844
• Taxable loss: −$5,618
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $1,107/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

+111.1% since first listed

26 events — show timeline

• 2026-06-01 Listed $304,000 Greater Greenville MLS
• 2024-09-01 Listing Removed — Greater Greenville MLS
• 2024-06-17 Relisted — Greater Greenville MLS
• 2024-06-14 Contingent — Greater Greenville MLS
• 2024-04-08 Listed $299,900 Greater Greenville MLS
• 2017-12-11 Sold (Public Records) $153,750 Public Records
• 2017-12-05 Sold (MLS) $153,750 Greater Greenville MLS
• 2017-10-02 Contingent — Greater Greenville MLS
• 2017-09-23 Price Changed $159,900 Greater Greenville MLS
• 2017-08-25 Listed $164,900 Greater Greenville MLS
• 2010-10-18 Sold (Public Records) $129,900 Public Records
• 2010-10-15 Sold (MLS) $129,900 Greater Greenville MLS
• 2010-09-15 Listing Removed — Greater Greenville MLS
• 2010-07-11 Listed $129,900 Greater Greenville MLS
• 2010-07-05 Listing Removed — Greater Greenville MLS
• 2010-01-04 Listed $159,900 Greater Greenville MLS
• 2010-01-01 Listing Removed — Greater Greenville MLS
• 2009-08-31 Listing Removed — Greater Greenville MLS
• 2009-08-03 Listed $159,900 Greater Greenville MLS
• 2009-01-12 Listed $159,900 Greater Greenville MLS
• 2007-08-29 Sold (Public Records) $146,500 Public Records
• 2007-08-17 Sold (MLS) $146,500 Greater Greenville MLS
• 2007-07-26 Listing Removed — Greater Greenville MLS
• 2007-07-23 Listing Removed — Greater Greenville MLS
• 2007-07-23 Listed $144,000 Greater Greenville MLS
• 2007-05-23 Listed $144,000 Greater Greenville MLS

Property tax history

-1.7%/yr

Latest (2025): $793 · +9.5% YoY. Source: county tax records.