421 Millridge Rd · Piedmont, SC 29673

$309,900

4 bd · 2.5 ba · 2,644 sqft · SingleFamily public records · 155 Days on market

Built 2021 6,534 sqft lot Est $330k · 6% under $36/mo HOA · 1% of rent ↓ 13% since listing

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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 +13.4/30.0
• ARV discount +10.3/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

Key facts

• Upstairs loft
• Gray cabinetry
• Cozy fireplace

Tags

• WELCOMING FRONT PORCH
• UPSTAIRS LOFT
• COZY FIREPLACE
• GRAY CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association present; HOA includes pool, street lights, and bylaws; Community amenities include pool and lights

Exterior

• Parking: Attached 2-car garage with door opener; Paved driveway
• Utilities: Public water; Public sewer; Gas tankless water heater; Private garbage pickup
• Home design: Two-story home; Approximately 1–5 years old; Approximately 2,644 finished heated square feet
• Construction: Stone and vinyl siding exterior; Architectural roof; Slab foundation; Attic and garage storage
• Exterior features: Patio; Front porch; Tilt-out windows; Fenced yard; Underground utilities

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (freestanding); Built-in microwave; 10 x 12 kitchen
• Bedrooms: Primary bedroom with double sink, shower (no tub), and walk-in closet; Bedroom sizes approximately: Primary 20 x 15; Second 14 x 14; Third 12 x 13; Fourth 12 x 15
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central electric forced-air cooling
• Interior features: Cable available; 9-foot+ ceilings; Granite countertops; Quartz countertops; Walk-in pantry; Walk-in closets; Smoke detector; Radon mitigation system; Gas log fireplace (1)
• Laundry & utility: Laundry on 1st floor with walk-in area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $245k (21.0% below list).
• Recommended offer: $245k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Piedmont — 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 64/100 on livability (#160 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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: 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 soft (-2.7%/yr); 538 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 ($71k/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 155 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (13%) 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 $244,844 (21.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $330,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Clairvale Ct Unit ACD 35 Frost	0.51mi	5/3.0 (+1)	2,577 (-2%)	15mo	$300,000	$116	52
8 Reverend Ct	0.73mi	5/3.5 (+1)	2,665 (+1%)	6mo	$425,376	$160	50
8 Fitzwilliam Pl	0.73mi	4/3.0	2,850 (+8%)	2mo	$490,000	$172	49
140 Clairvale Ct Unit ACD 27 Frost C	0.57mi	5/3.0 (+1)	2,577 (-2%)	17mo	$298,000	$116	48
625 Pollyanna Dr	0.71mi	4/2.5	2,450 (-7%)	8mo	$394,000	$161	48
226 Wintersweet Way Unit ASD 99 Frost	0.66mi	5/3.0 (+1)	2,577 (-2%)	15mo	$309,999	$120	46
125 Broadtree Cir	0.67mi	5/2.5 (+1)	2,306 (-13%)	2mo	$312,500	$136	41
146 Clairvale Ct Unit ACD 24 Frost	0.72mi	5/3.0 (+1)	2,577 (-2%)	18mo	$298,000	$116	40
584 Pollyanna Dr	0.53mi	3/2.5 (-1)	2,301 (-13%)	12mo	$315,000	$137	38
101 Clairvale Ct Unit ACD 1 Emerson	0.44mi	5/2.5 (+1)	2,306 (-13%)	18mo	$268,990	$117	38
120 Clairvale Ct Unit ACD 34 Emerson	0.51mi	5/2.5 (+1)	2,307 (-13%)	16mo	$269,999	$117	37
132 Clairvale Ct Unit ACD 30 Emerson	0.55mi	5/2.5 (+1)	2,306 (-13%)	16mo	$288,500	$125	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-57,028
• Equity at exit: $46,207

10-year hold

• IRR: -18.9%
• Equity multiple: 0.11×
• Total profit: $-77,183
• Equity at exit: $26,794

Cash invested: $86,772 (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 29673

• Home prices YoY: -28.0%
• Rents YoY: -2.7%
• Active inventory: 538
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,448 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$129
• HOA: −$36
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $7

Break-even live

Break-even rent $2,439

Max offer price $309,900

Occupancy floor 95%

Sensitivity live

Price	-10% $183	-5% $95	+0% $7	+5% $-80	+10% $-168
Rent	-10% $-186	-5% $-89	+0% $7	+5% $104	+10% $201
Rate	-1.0pp $163	-0.5pp $86	base $7	+0.5pp $-73	+1.0pp $-155

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Pollyanna Dr Greenville, SC	3.0–4.0	2.0–2.5	1749	$2,553	$1.46	5d	1	0.77mi
1 Southern Pine Dr Greenville, SC	3.0–5.0	2.5–3.0	2058	$2,369	$1.15	5d	1	1.27mi
307 Videre Woods Ct Powdersville, SC	5.0	3.0	3040	$2,850	$0.94	25d	1	1.41mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,100	$1.00	5d	1	1.44mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-22
   days on market $309,900 Active 155 DOM
2. 2026-06-18
   days on market $309,900 Active 152 DOM
3. 2026-06-17
   days on market $309,900 Active 151 DOM
4. 2026-06-16
   days on market $309,900 Active 150 DOM
5. 2026-06-15
   days on market $309,900 Active 149 DOM
6. 2026-06-13
   days on market $309,900 Active 147 DOM
7. 2026-06-13
   days on market $309,900 Active 146 DOM
8. 2026-06-10
   days on market $309,900 Active 144 DOM
9. 2026-06-09
   days on market $309,900 Active 143 DOM
10. 2026-06-08
    days on market $309,900 Active 142 DOM
11. 2026-06-07
    days on market $309,900 Active 141 DOM
12. 2026-06-03
    days on market $309,900 Active 137 DOM
13. 2026-06-03
    days on market $309,900 Active 136 DOM
14. 2026-06-01
    days on market $309,900 Active 135 DOM
15. 2026-05-31
    days on market $309,900 Active 134 DOM
16. 2026-05-05
    price $309,900
17. 2026-05-04
    price $309,900 984-char remark

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

18. 2026-04-28
    price $319,900

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

19. 2026-04-28
    price $319,900 984-char remark

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

20. 2026-03-23
    price $329,000
21. 2026-03-22
    price $329,000 984-char remark

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

22. 2026-02-08
    price $339,900
23. 2026-02-07
    price $339,900 984-char remark

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

24. 2026-01-17
    listed $355,000 Active 984-char remark

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

25. 2026-01-17
    listed $355,000 Active

    Show marketing remark (984 chars)

    If you’ve been searching for space, flexibility, and a layout that actually works for everyday living, this one is worth a closer look. This 4-bedroom home offers an open main living area that flows into the kitchen and dining space, along with a separate dining room and a flex space that can easily function as a home office, playroom, or additional sitting area. Upstairs, a spacious loft adds even more versatility—perfect for a second living area, media space, or workspace. The kitchen features granite countertops, stainless steel appliances, gray cabinetry, and a subway tile backsplash. Additional highlights include a fireplace, tankless water heater, and a two-car garage with epoxy flooring. Out back, the fenced yard and covered gazebo create a comfortable space to relax or entertain year-round, with both a ceiling fan and heating for added convenience. Sellers are offering favorable terms that may help reduce the monthly payment with an acceptable offer.

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: +$125/yr (+$10/mo · 7.6%)

ⓘ 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 · 18 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,381
• − Mortgage interest: −$17,359
• − Property taxes: −$1,641
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − HOA: −$432
• − Depreciation: −$9,015
• Taxable loss: −$5,317
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $1,363/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 — Piedmont

• Score: 64/100
• State rank: #160
• US rank: #14725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 30,461
• Metro: Greenville-Anderson, SC
• Population (ZIP): 30,461
• Household income: $71,444
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 499.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 18% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 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: ▼ -92.86%
• Current HPI: 238.4347
• Rent YoY: ▼ -2.71%
• 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

-12.7% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $309,900 Greater Greenville MLS
• 2026-05-04 Price Changed $309,900 SPMLS
• 2026-04-28 Price Changed $319,900 Greater Greenville MLS
• 2026-04-28 Price Changed $319,900 SPMLS
• 2026-03-23 Price Changed $329,000 Greater Greenville MLS
• 2026-03-22 Price Changed $329,000 SPMLS
• 2026-02-08 Price Changed $339,900 Greater Greenville MLS
• 2026-02-07 Price Changed $339,900 SPMLS
• 2026-01-17 Listed $355,000 SPMLS
• 2026-01-17 Listed $355,000 Greater Greenville MLS

Property tax history

+8.2%/yr

Latest (2025): $1,641 · +3.2% YoY. Source: county tax records.