5 Sunriff Ct · Greer, SC 29651

$212,000

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 26 Days on market

Built 2022 Excellent condition 2,178 sqft lot 1-car garage $141/sqft · 12% below area Est $236k · 10% under $160/mo HOA · 9% of rent ↓ 9% since listing

---

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 +12.0/15.0
• Cash flow +9.9/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new, move-in ready 3 bedroom, 2.5 bath townhome with fully fenced backyard a short distance from Greer High School. Enjoy resort-like amenities just minutes from Downtown Greer, GSP airport, Greenville, and Spartanburg. The community offers nature trails, playground, 2 pools, bocce, pickleball courts, and a pavilion. On the main level of the home with 9' ceilings, the great room opens to the beautiful kitchen and dining rooms. The kitchen features granite countertops and stainless appliances. The primary bedroom is located on the second level and offers a generous walk-in closet and a full bath with double sinks and spacious shower. Two additional bedrooms and a second full bath are located upstairs. The laundry room is conveniently located near the bedrooms.

Key facts

• Half bath
• Attached garage
• Stainless appliances

Tags

• OPEN AND BRIGHT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• GENEROUS BREAKFAST BAR
• HALF BATH
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $212k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (14.8% below list).
• Recommended offer: $181k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% in Greer — 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 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute 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: Crestview Elementary (math 42% / reading 44%, grade F, #250 of 597 statewide, top 42%, 654 students, 86% FRL) — zoned schools average 86% FRL vs 42% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 682 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,563 (14.8% 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: 0.85% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (median comp): $235,551
• List price: $212,000
• Delta: -10.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Sunriff Ct	0.03mi	3/2.5	1,512 (+1%)	5mo	$210,000	$139	93
101 Sunriff Ct	0.09mi	3/2.5	1,429 (-5%)	3mo	$214,000	$150	86
47 Sunriff Ct	0.07mi	3/2.5	1,443 (-4%)	7mo	$245,000	$170	85
46 Sunriff Ct	0.08mi	3/2.5	1,429 (-5%)	5mo	$219,900	$154	84
48 Sunriff Ct	0.08mi	3/2.5	1,429 (-5%)	5mo	$224,900	$157	84
49 Sunriff Ct	0.07mi	3/2.5	1,416 (-6%)	4mo	$225,500	$159	84
44 Sunriff Ct	0.08mi	3/2.5	1,429 (-5%)	8mo	$232,500	$163	82
52 Sunriff Ct	0.09mi	3/2.5	1,443 (-4%)	9mo	$248,900	$172	82
50 Sunriff Ct	0.09mi	3/2.5	1,416 (-6%)	7mo	$219,900	$155	81
104 Sunriff Ct	0.11mi	3/2.5	1,429 (-5%)	13mo	$238,900	$167	76
108 Sunriff Ct	0.12mi	3/2.5	1,429 (-5%)	13mo	$233,900	$164	76
110 Sunriff Ct	0.12mi	3/2.5	1,416 (-6%)	12mo	$219,900	$155	75

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-45,117
• Equity at exit: $31,610

10-year hold

• IRR: -20.4%
• Equity multiple: -0.00×
• Total profit: $-59,599
• Equity at exit: $18,330

Cash invested: $59,360 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $233,975 ($159/sqft)
• Median days on market: 161 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 682
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$88
• HOA: −$160
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-131

Break-even live

Break-even rent $1,972

Max offer price $188,772

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-71	+0% $-131	+5% $-191	+10% $-251
Rent	-10% $-274	-5% $-203	+0% $-131	+5% $-60	+10% $11
Rate	-1.0pp $-25	-0.5pp $-78	base $-131	+0.5pp $-186	+1.0pp $-242

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: $53,000
• Closing costs: $6,360
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Sunriff Ct Unit None Greer, SC	3.0	2.5	1429	$1,800	$1.26	88d	1	0.06mi
120 Sunriff Ct Unit Labs Greer, SC	3.0	2.5	1500	$1,590	$1.06	0d	1	0.12mi
201 Sunriff Ct Greer, SC	3.0	2.5	1429	$1,700	$1.19	108d	1	0.16mi
328 Ridge Climb Trl Greer, SC	3.0	2.5	2175	$1,999	$0.92	0d	1	0.22mi
236 Sunriff Ct Unit 236 Greer, SC	3.0	2.5	1430	$1,700	$1.19	108d	1	0.23mi
311 Ponder Rd Greer, SC	3.0	2.5	1300	$1,745	$1.34	10d	1	0.64mi
22 Country Club Dr Greer, SC	3.0	2.0	2051	$2,400	$1.17	88d	1	0.89mi
134 Saturn Ln Greer, SC	3.0	2.0	1672	$1,800	$1.08	10d	1	0.96mi
702 Patriot Ln Greer, SC	3.0	2.0	1164	$1,595	$1.37	64d	1	1.17mi
707 Patriot Ln Greer, SC	3.0	2.0	1461	$1,649	$1.13	5d	1	1.17mi
313 Hampton Ridge Dr Greer, SC	3.0	2.0	1355	$1,636	$1.21	10d	1	1.22mi
2 Arlington Rd #2158 Greer, SC	3.0	2.0	1142	$1,604	$1.40	6d	1	1.38mi
2 Arlington Rd Greer, SC	3.0	2.0	1142	$1,604	$1.40	3d	1	1.38mi
747 Shelburne Ln Lyman, SC	3.0	2.0	1558	$2,095	$1.34	64d	1	1.47mi
606 Mattie Ln Greer, SC	4.0	2.5	2199	$2,300	$1.05	10d	1	1.48mi
2142 Country Club Rd Greer, SC	3.0	2.0	1142	$1,750	$1.53	110d	1	1.48mi

Property features AI

Finance

• Other: Community amenities include clubhouse, pool, playground, recreational path, common areas, lighting, some sidewalks, and landscape maintenance
• HOA & community: Homeowners association presentHOA covers common area insurance, lawn maintenance, street lights, and enforces bylaws/restrictive covenants

Exterior

• Parking: Attached 1-car garage with door openerPaved concrete driveway
• Utilities: Public waterElectric water heaterPublic sewerPublic garbage pickup
• Home design: Two-story residential homeBuilt in 2022
• Construction: Vinyl sidingComposition shingle roofSlab foundationGarage storage
• Exterior features: Fenced yardPatioLevel lot with sidewalksUnderground utilitiesTilt-out windowsVinyl/aluminum trim

Interior

• Kitchen: DishwasherDisposalRefrigeratorElectric ovenSmooth-top range
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, separate shower and walk-in closetBedroom sizes: Primary 15 x 12; 2nd and 3rd bedrooms 12 x 10
• Flooring: CarpetLaminate flooringVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric forced-air heatingCentral electric cooling
• Interior features: Open floor planGranite countertopsPantry closetCable availableSmooth ceilingsCombo living and dining room
• Laundry & utility: Second-floor laundry in closet-style space

HOA detail $160/mo · $1,920/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-24
   days on market $212,000 Active 26 DOM
2. 2026-09-23
   days on market $212,000 Active 25 DOM
3. 2026-09-22
   days on market $212,000 Active 24 DOM
4. 2026-09-21
   days on market $212,000 Active 23 DOM
5. 2026-09-20
   days on market $212,000 Active 22 DOM
6. 2026-09-19
   days on market $212,000 Active 21 DOM
7. 2026-09-18
   days on market $212,000 Active 20 DOM
8. 2026-09-17
   days on market $212,000 Active 19 DOM
9. 2026-09-16
   days on market $212,000 Active 18 DOM
10. 2026-09-15
    days on market $212,000 Active 17 DOM
11. 2026-09-14
    days on market $212,000 Active 16 DOM
12. 2026-09-13
    days on market $212,000 Active 15 DOM
13. 2026-09-12
    days on market $212,000 Active 14 DOM
14. 2026-09-11
    days on market $212,000 Active 13 DOM
15. 2026-09-05
    days on market $212,000 Active 7 DOM
16. 2026-09-04
    days on market $212,000 Active 6 DOM
17. 2026-09-03
    days on market $212,000 Active 5 DOM
18. 2026-08-31
    days on market $212,000 Active 2 DOM
19. 2026-08-30
    pricedays on marketlisting id $212,000 Active 1 DOM
20. 2026-08-29
    days on market $208,000 Active 101 DOM
21. 2026-08-28
    days on market $208,000 Active 100 DOM
22. 2026-08-27
    days on market $208,000 Active 99 DOM
23. 2026-08-25
    days on market $208,000 Active 97 DOM
24. 2026-08-24
    days on market $208,000 Active 96 DOM
25. 2026-08-23
    days on market $208,000 Active 95 DOM
26. 2026-08-22
    days on market $208,000 Active 94 DOM
27. 2026-08-21
    days on market $208,000 Active 93 DOM
28. 2026-08-20
    days on market $208,000 Active 92 DOM
29. 2026-08-19
    days on market $208,000 Active 91 DOM
30. 2026-08-18
    days on market $208,000 Active 90 DOM
31. 2026-08-17
    days on market $208,000 Active 89 DOM
32. 2026-08-16
    days on market $208,000 Active 88 DOM
33. 2026-08-15
    days on market $208,000 Active 87 DOM
34. 2026-08-15
    days on market $208,000 Active 86 DOM
35. 2026-08-13
    days on market $208,000 Active 85 DOM
36. 2026-08-12
    days on market $208,000 Active 84 DOM
37. 2026-08-11
    days on market $208,000 Active 83 DOM
38. 2026-08-10
    days on market $208,000 Active 82 DOM
39. 2026-08-09
    days on market $208,000 Active 81 DOM
40. 2026-08-08
    days on market $208,000 Active 80 DOM
41. 2026-08-07
    days on market $208,000 Active 79 DOM
42. 2026-08-06
    days on market $208,000 Active 78 DOM
43. 2026-08-05
    days on market $208,000 Active 77 DOM
44. 2026-08-04
    days on market $208,000 Active 76 DOM
45. 2026-08-03
    days on market $208,000 Active 75 DOM
46. 2026-07-31
    days on market $208,000 Active 72 DOM
47. 2026-07-30
    days on market $208,000 Active 71 DOM
48. 2026-07-30
    days on market $208,000 Active 70 DOM
49. 2026-07-28
    days on market $208,000 Active 69 DOM
50. 2026-07-26
    days on market $208,000 Active 67 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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,668
• − Mortgage interest: −$11,875
• − Property taxes: −$2,374
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − HOA: −$1,920
• − Depreciation: −$6,167
• Taxable loss: −$5,196
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $-331/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in ready townhome in Greer, SC, offers a modern and well-maintained living space with a great location and community amenities.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bedrooms — Improves aesthetics and adds value ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Crestview Elementary F SC #250/597 Nat'l #17,525/41,679 Middle Greer Middle F SC #142/229 Nat'l #9,290/14,009 High Greer High B SC #70/196 Nat'l #2,439/17,239

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

A Composite livability gradescore 81/100

Livability — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 574,580 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 8% of renters

---

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• 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

Property features AI

Finance

• Other: Community amenities include clubhouse, pool, playground, recreational path, common areas, lighting, some sidewalks, and landscape maintenance
• HOA & community: Homeowners association presentHOA covers common area insurance, lawn maintenance, street lights, and enforces bylaws/restrictive covenants

Exterior

• Parking: Attached 1-car garage with door openerPaved concrete driveway
• Utilities: Public waterElectric water heaterPublic sewerPublic garbage pickup
• Home design: Two-story residential homeBuilt in 2022
• Construction: Vinyl sidingComposition shingle roofSlab foundationGarage storage
• Exterior features: Fenced yardPatioLevel lot with sidewalksUnderground utilitiesTilt-out windowsVinyl/aluminum trim

Interior

• Kitchen: DishwasherDisposalRefrigeratorElectric ovenSmooth-top range
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, separate shower and walk-in closetBedroom sizes: Primary 15 x 12; 2nd and 3rd bedrooms 12 x 10
• Flooring: CarpetLaminate flooringVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric forced-air heatingCentral electric cooling
• Interior features: Open floor planGranite countertopsPantry closetCable availableSmooth ceilingsCombo living and dining room
• Laundry & utility: Second-floor laundry in closet-style space

Price history

-9.4% since first listed

19 events — show timeline

• 2026-08-29 Listing Removed — Greater Greenville MLS
• 2026-08-29 Listed $212,000 Greater Greenville MLS
• 2026-05-20 Listed $208,000 Greater Greenville MLS
• 2025-04-17 Sold (Public Records) $215,000 Public Records
• 2025-04-17 Sold (MLS) $215,000 Greater Greenville MLS
• 2025-01-16 Contingent — Greater Greenville MLS
• 2025-01-07 Price Changed $224,000 Greater Greenville MLS
• 2024-11-12 Price Changed $229,900 Greater Greenville MLS
• 2024-10-02 Listed $235,000 Greater Greenville MLS
• 2023-03-31 Sold (MLS) $219,900 Greater Greenville MLS
• 2023-03-31 Sold (MLS) $219,900 SPMLS
• 2023-01-05 Pending — SPMLS
• 2023-01-05 Pending — Greater Greenville MLS
• 2022-12-29 Price Changed $219,990 SPMLS
• 2022-12-29 Price Changed $219,990 Greater Greenville MLS
• 2022-12-15 Price Changed $229,990 SPMLS
• 2022-12-15 Price Changed $229,990 Greater Greenville MLS
• 2022-11-21 Listed $233,990 Greater Greenville MLS
• 2022-11-15 Listed $233,990 SPMLS

Property tax history

-23.5%/yr

Latest (2025): $2,374 · +8.1% YoY. Source: county tax records.