107 Buckhead Ln · Simpsonville, SC 29681

$315,000

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 79 Days on market

Built 2001 0.30 ac lot Est $338k · 7% under $38/mo HOA · 2% of rent ↓ 1% 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).

• ARV discount +10.5/15.0
• Cash flow +8.0/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly sought-after Stonebridge subdivision in Simpsonville?s Hwy 14 area, this move-in ready home checks all the boxes, just minutes from downtown Simpsonville and Greenville. Featuring 3 bedrooms plus a versatile bonus room, this layout offers flexibility for a home office, playroom, or guest space. Bright, updated interiors flow through the living area, formal dining, and eat-in kitchen. Step outside to a private, fenced backyard with patio, perfect for entertaining or unwinding. Homes in Stonebridge don?t last, schedule your showing today!

Key facts

• 0.3 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers pool, street lights and by-laws; Community amenities include pool, common areas and some sidewalks

Exterior

• Parking: Attached 2-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Attached garage (electrified); Central forced air cooling
• Home design: Two-story residential home; Built in 2001; Storage includes attic, garage and an outbuilding with electricity; Slab foundation; Vinyl siding; Composition shingle roof
• Construction: Vinyl siding construction; Composition shingle roof; Slab foundation; Year built: 2001
• Exterior features: Patio; Tilt-out windows; Fenced yard; Level lot with some trees; Sidewalks; Underground utilities; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric cooktop; Electric oven; Electric freestanding range; Built-in microwave; Pantry
• Bedrooms: Primary bedroom on 2nd level with full bath, tub/shower and walk-in closet (14 x 14); Second bedroom (12 x 11); Third bedroom (12 x 13); Fourth bedroom (16 x 13)
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Attic stairs (disappearing); Cable available; Ceiling fans; Smoke detector; Some window treatments; Laminate countertops; Pantry closet; Gas log fireplace (1)
• Laundry & utility: Laundry on 2nd floor in closet-style room; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (34.9% below list).
• Recommended offer: $205k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Simpsonville Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 744 students, 71% FRL) — zoned schools average 71% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 531 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 79 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

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 $204,959 (34.9% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $337,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Colewood Pl	0.25mi	3/2.0	1,802 (+2%)	9mo	$357,500	$198	78
236 Applehill Way	0.09mi	3/2.0	1,580 (-11%)	1mo	$338,200	$214	77
30 Brookhaven Way	0.23mi	3/2.0	1,634 (-8%)	4mo	$325,000	$199	73
107 Sedgebrook Dr	0.17mi	3/2.0	1,576 (-11%)	3mo	$335,000	$213	72
239 Applehill Way	0.12mi	3/2.0	1,601 (-9%)	10mo	$302,500	$189	70
240 Applehill Way	0.09mi	3/2.0	1,980 (+12%)	7mo	$358,500	$181	70
209 Brookmere Rd	0.53mi	3/2.0	1,713 (-3%)	2mo	$254,000	$148	68
10 Lost Tree Ln	0.52mi	3/2.0	1,834 (+4%)	9mo	$350,000	$191	62
4 Cloverdale Ct	0.51mi	4/2.0 (+1)	1,808 (+2%)	8mo	$215,000	$119	61
114 Woodcliff Ct	0.59mi	3/2.0	1,876 (+6%)	10mo	$280,000	$149	54
108 Acacia Dr	0.44mi	3/2.0	1,535 (-13%)	7mo	$290,000	$189	52
110 Arlen Ave	0.74mi	3/2.5	1,856 (+5%)	10mo	$499,900	$269	47

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-69,165
• Equity at exit: $46,968

10-year hold

• IRR: -14.8%
• Equity multiple: 0.12×
• Total profit: $-77,278
• Equity at exit: $27,235

Cash invested: $88,200 (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 29681

• Rents YoY: 4.1%
• Active inventory: 531
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$131
• HOA: −$38
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-318

Break-even live

Break-even rent $2,453

Max offer price $258,757

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-229	+0% $-318	+5% $-408	+10% $-497
Rent	-10% $-480	-5% $-399	+0% $-318	+5% $-237	+10% $-156
Rate	-1.0pp $-160	-0.5pp $-238	base $-318	+0.5pp $-400	+1.0pp $-483

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Newgate Dr Simpsonville, SC	4.0	2.0	1656	$1,795	$1.08	16d	1	0.56mi
103 Jones Ave Unit B Simpsonville, SC	2.0	1.5	1360	$1,700	$1.25	25d	1	1.19mi
1316 NE Main St Simpsonville, SC	2.0–4.0	2.5	1612	$2,377	$1.47	4d	31	1.27mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 19 events

1. 2026-06-22
   pricedays on market $315,000 Active 79 DOM
2. 2026-06-18
   days on market $329,000 Active 76 DOM
3. 2026-06-17
   days on market $329,000 Active 75 DOM
4. 2026-06-16
   days on market $329,000 Active 74 DOM
5. 2026-06-15
   days on market $329,000 Active 73 DOM
6. 2026-06-13
   days on market $329,000 Active 71 DOM
7. 2026-06-13
   days on market $329,000 Active 70 DOM
8. 2026-06-10
   days on market $329,000 Active 68 DOM
9. 2026-06-09
   days on market $329,000 Active 67 DOM
10. 2026-06-08
    days on market $329,000 Active 66 DOM
11. 2026-06-07
    days on market $329,000 Active 65 DOM
12. 2026-06-03
    days on market $329,000 Active 61 DOM
13. 2026-06-03
    days on market $329,000 Active 60 DOM
14. 2026-06-01
    days on market $329,000 Active 59 DOM
15. 2026-05-31
    days on market $329,000 Active 58 DOM
16. 2026-05-14
    price $334,000
17. 2026-05-12
    price $339,000
18. 2026-05-11
    price $334,000
19. 2026-04-03
    listed $339,000 Active

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$399/yr (+$33/mo · 28.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,595
• − Mortgage interest: −$17,645
• − Property taxes: −$1,397
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − HOA: −$456
• − Depreciation: −$9,164
• Taxable loss: −$9,577
• Est. tax savings @ 24.0%: +$2,298
• After-tax cash flow: $-1,522/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

• Census place: Simpsonville, SC
• County: Greenville County · 573,815 people
• City population: 104,420
• Metro: Greenville-Anderson, SC
• Population (ZIP): 68,650
• Household income: $114,986
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 865.0

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 (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Other Asian/Pacific 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: ▼ -144.64%
• Current HPI: 226.5252
• Rent YoY: ▲ 4.09%
• 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

-1.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $334,000 Greater Greenville MLS
• 2026-05-12 Price Changed $339,000 Greater Greenville MLS
• 2026-05-11 Price Changed $334,000 Greater Greenville MLS
• 2026-04-03 Listed $339,000 Greater Greenville MLS

Property tax history

+2.2%/yr

Latest (2025): $1,397 · +3.8% YoY. Source: county tax records.