116 Kingsdale Ct · Simpsonville, SC 29680

$349,990

4 bd · 2.5 ba · 2,487 sqft · SingleFamily public records · 117 Days on market

Built 2007 0.33 ac lot Est $450k · 22% under $32/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 +11.9/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan with spacious bedrooms, cozy fireplace OVER 2300 SQ. FT.!!!!!!!! BUILDERS SPRING INVENTORY SALE, HURRY THIS ONE WON'T LAST LONG AT THIS PRICE.

Key facts

• Cul-de-sac lot
• Community amenities
• Fenced backyard

Tags

• FENCED BACKYARD
• DEDICATED GARDEN AREA
• CUL-DE-SAC LOT
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association present; HOA does not include additional services (no HOA-included services listed); Community amenities include common areas, lighting, and a pool

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric power
• Home design: Two-story residential home; Approximately 21–30 years old; Located on a cul-de-sac; Lot slopes gently with some trees; Less than 1/2 acre
• Construction: Partial brick veneer and vinyl siding exterior; Architectural roof; Slab foundation
• Exterior features: Front porch; Patio; Some storm doors

Interior

• Kitchen: Dishwasher; Electric stand-alone range; Built-in microwave
• Bedrooms: Primary bedroom with full bath, separate shower and garden tub (primary on main level); Bedroom sizes approximately: Primary 16 x 16, 2nd 12 x 17, 3rd 12 x 13, 4th 19 x 15; One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; One half-bath
• Heating & cooling: Electric heating system; Electric cooling system (central)
• Interior features: Cable available; 9-foot (or higher) ceilings; Ceiling fans; Smoke detector; Garden tub; Walk-in closet(s); Laminate countertops; Gas log fireplace
• Laundry & utility: Laundry on 1st floor in closet-style space; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (26.2% below list).
• Recommended offer: $258k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Fork Shoals School (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 792 students, 58% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 36% of the median local income ($87k/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 $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 117 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $181k; list at $350k implies a 93% 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 $258,210 (26.2% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $450,147
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Oakboro Ln	0.13mi	4/2.5	2,553 (+3%)	14mo	$308,000	$121	78
237 Fremont Dr	0.15mi	3/3.0 (-1)	2,300 (-8%)	2mo	$465,000	$202	71
601 Sydney Ct	0.27mi	4/2.5	2,251 (-10%)	7mo	$319,000	$142	66
24 Dunsborough Dr	0.64mi	4/3.0	2,595 (+4%)	6mo	$362,888	$140	56
104 Deer Spring Ln	0.66mi	4/2.5	2,693 (+8%)	7mo	$488,500	$181	50
103 Farming Creek Dr	0.65mi	4/2.5	2,227 (-10%)	12mo	$439,000	$197	42
319 Neely Crossing Ln	0.72mi	4/2.5	2,159 (-13%)	13mo	$330,000	$153	34
3 Red Gate Ct	0.67mi	4/2.5	2,843 (+14%)	15mo	$540,000	$190	32

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-62,970
• Equity at exit: $52,185

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-64,366
• Equity at exit: $30,261

Cash invested: $97,997 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$146
• HOA: −$32
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-90

Break-even live

Break-even rent $2,696

Max offer price $334,099

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $9	+0% $-90	+5% $-189	+10% $-288
Rent	-10% $-294	-5% $-192	+0% $-90	+5% $12	+10% $114
Rate	-1.0pp $86	-0.5pp $-1	base $-90	+0.5pp $-181	+1.0pp $-273

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Chadmore St Simpsonville, SC	5.0	3.0	2400	$2,400	$1.00	24d	1	0.54mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	24d	1	1.03mi
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	4d	1	1.19mi
41 Border Ave Simpsonville, SC	3.0	2.5	2638	$2,395	$0.91	24d	1	1.20mi
129 Border Ave Simpsonville, SC	5.0	3.0	2900	$4,000	$1.38	15d	1	1.30mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	20d	1	1.35mi
305 Tripmont Ct Simpsonville, SC	4.0	2.5	1838	$2,300	$1.25	24d	1	1.41mi
405 Tripmont Ct Simpsonville, SC	4.0	2.5	1860	$2,300	$1.24	24d	1	1.43mi
404 Blue Sage Pl Simpsonville, SC	4.0	2.0	1950	$6,000	$3.08	24d	1	1.44mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 11 events

1. 2026-06-01
   days on market $349,990 Active 117 DOM
2. 2026-05-31
   days on market $349,990 Active 116 DOM
3. 2026-04-01
   price $349,990
4. 2026-03-19
   price $355,000
5. 2026-03-12
   price $365,000
6. 2026-02-04
   listed $375,000 Active
7. 2007-07-30
   soldstatus $181,000 160-char remark

   Show marketing remark (160 chars)

   Open floor plan with spacious bedrooms, cozy fireplace OVER 2300 SQ. FT.!!!!!!!! BUILDERS SPRING INVENTORY SALE, HURRY THIS ONE WON'T LAST LONG AT THIS PRICE.

8. 2007-06-25
   historical 160-char remark

   Show marketing remark (160 chars)

   Open floor plan with spacious bedrooms, cozy fireplace OVER 2300 SQ. FT.!!!!!!!! BUILDERS SPRING INVENTORY SALE, HURRY THIS ONE WON'T LAST LONG AT THIS PRICE.

9. 2007-02-11
   listed $181,500 160-char remark

   Show marketing remark (160 chars)

   Open floor plan with spacious bedrooms, cozy fireplace OVER 2300 SQ. FT.!!!!!!!! BUILDERS SPRING INVENTORY SALE, HURRY THIS ONE WON'T LAST LONG AT THIS PRICE.

10. 2006-10-04
    soldstatus $180,000
11. 2005-09-30
    soldstatus $10

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$596/yr (+$50/mo · 42.6%)

ⓘ 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: $30,985
• − Mortgage interest: −$19,605
• − Property taxes: −$1,399
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − HOA: −$384
• − Depreciation: −$10,182
• Taxable loss: −$7,292
• Est. tax savings @ 24.0%: +$1,750
• After-tax cash flow: $671/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

+94.4% since first listed

9 events — show timeline

• 2026-04-01 Price Changed $349,990 Greater Greenville MLS
• 2026-03-19 Price Changed $355,000 Greater Greenville MLS
• 2026-03-12 Price Changed $365,000 Greater Greenville MLS
• 2026-02-04 Listed $375,000 Greater Greenville MLS
• 2007-07-30 Sold (MLS) $181,000 Greater Greenville MLS
• 2007-06-25 Listing Removed — Greater Greenville MLS
• 2007-02-11 Listed $181,500 Greater Greenville MLS
• 2006-10-04 Sold (Public Records) $180,000 Public Records
• 2005-09-30 Sold (Public Records) $10 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,399 · +3.9% YoY. Source: county tax records.