25 Trumpeter Ln · Mauldin, SC 29680

$289,900

3 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 45 Days on market

Built 2000 8,712 sqft lot Est $279k · at est. $29/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).

• Cash flow +12.8/30.0
• ARV discount +5.8/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

River Ridge - Simpsonville. 3-Bed, 2-Bath, with 2-Car Garage, 1-Story Home in One of Simpsonville's Most Desirable Neighborhoods. In need of some improvements with ceiling, flooring, paint, deck and doors. Newer Roof, AC 2025. Kitchen and Dining Overlooking Back Yard. Family Room Opens to Dining Area with Vaulted Ceilings and Fireplace. Full-Size Windows Bringing in Lots of Natural Light Throughout. Bright Kitchen with Lots of Cabinets and Counter Space. Large Master Suite with Walk-in Closet Includes Generous Bath with 2 Sinks. Neighborhood features Swimming Pool, Playground and Tennis Courts. In the heart of Simpsonville, Minutes from Fine Shopping and Dining, Medical Care, Library and Great Schools.

Key facts

• Open floor plan
• Split-bedroom layout
• Quartz countertops

Tags

• OPEN FLOOR PLAN
• SPLIT-BEDROOM LAYOUT
• BRIGHT WHITE KITCHEN
• BRAND-NEW APPLIANCES
• QUARTZ COUNTERTOPS
• AMPLE CABINET SPACE

Property features AI

Finance

• HOA & community: Homeowners association with $350 annual fee

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service
• Home design: Single family residence; One story
• Construction: Vinyl siding; Slab foundation; Built with vinyl siding
• Exterior features: Level lot; Subdivision: Riveredge

Interior

• Kitchen: Range; Disposal; Microwave; Electric range; Free-standing range; Electric water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Forced air
• Interior features: Walk-in closet(s); Ceiling fan(s); Soaking tub; Open floorplan; Fireplace
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-24 ($-293/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (24.4% below list).
• Recommended offer: $219k (24.4% 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.
• Market conditions: Rents rising (+2.9%/yr); 244 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 30% 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 $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 45 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $198k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $219,173 (24.4% 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 45 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $279,283
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Trumpeter Ln	0.06mi	3/2.0	1,502 (-3%)	18mo	$277,500	$185	78
335 Riverdale Rd	0.36mi	3/2.0	1,599 (+4%)	1mo	$290,000	$181	76
49 Hawksbill Ln	0.33mi	3/2.0	1,568 (+2%)	7mo	$277,000	$177	76
7 Hollow Tree Way	0.46mi	3/2.5	1,506 (-2%)	0mo	$265,000	$176	72
215 Reedy Springs Ln	0.56mi	3/2.0	1,384 (-10%)	6mo	$312,000	$225	52

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-48,980
• Equity at exit: $43,225

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-46,487
• Equity at exit: $25,065

Cash invested: $81,172 (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: 244
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$121
• HOA: −$29
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-24

Break-even live

Break-even rent $2,223

Max offer price $285,590

Occupancy floor 96%

Sensitivity live

Price	-10% $140	-5% $58	+0% $-24	+5% $-106	+10% $-189
Rent	-10% $-198	-5% $-111	+0% $-24	+5% $62	+10% $149
Rate	-1.0pp $122	-0.5pp $49	base $-24	+0.5pp $-100	+1.0pp $-176

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: $72,475
• Closing costs: $8,697
• 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	0.70mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	5d	1	1.03mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,100	$1.00	5d	1	1.13mi
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	5d	1	1.14mi
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	16d	1	1.18mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	25d	1	1.28mi
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	13d	1	1.31mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	5d	1	1.32mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	21d	1	1.41mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-22
   days on market $289,900 Active 45 DOM
2. 2026-06-18
   days on market $289,900 Active 42 DOM
3. 2026-06-17
   days on market $289,900 Active 41 DOM
4. 2026-06-16
   pricedays on market $289,900 Active 40 DOM
5. 2026-06-15
   days on market $299,900 Active 39 DOM
6. 2026-06-13
   days on market $299,900 Active 37 DOM
7. 2026-06-13
   days on market $299,900 Active 36 DOM
8. 2026-06-10
   days on market $299,900 Active 34 DOM
9. 2026-06-09
   days on market $299,900 Active 33 DOM
10. 2026-06-08
    days on market $299,900 Active 32 DOM
11. 2026-06-07
    pricedays on market $299,900 Active 31 DOM
12. 2026-06-03
    days on market $304,900 Active 27 DOM
13. 2026-06-03
    days on market $304,900 Active 26 DOM
14. 2026-06-01
    days on market $304,900 Active 25 DOM
15. 2026-05-31
    days on market $304,900 Active 24 DOM
16. 2026-05-07
    listed $310,000 Active
17. 2026-01-16
    soldstatus $198,000
18. 2026-01-15
    soldstatus $198,000 Sold 711-char remark

    Show marketing remark (711 chars)

    River Ridge - Simpsonville. 3-Bed, 2-Bath, with 2-Car Garage, 1-Story Home in One of Simpsonville's Most Desirable Neighborhoods. In need of some improvements with ceiling, flooring, paint, deck and doors. Newer Roof, AC 2025. Kitchen and Dining Overlooking Back Yard. Family Room Opens to Dining Area with Vaulted Ceilings and Fireplace. Full-Size Windows Bringing in Lots of Natural Light Throughout. Bright Kitchen with Lots of Cabinets and Counter Space. Large Master Suite with Walk-in Closet Includes Generous Bath with 2 Sinks. Neighborhood features Swimming Pool, Playground and Tennis Courts. In the heart of Simpsonville, Minutes from Fine Shopping and Dining, Medical Care, Library and Great Schools.

19. 2025-12-24
    status Pending 711-char remark

    Show marketing remark (711 chars)

    River Ridge - Simpsonville. 3-Bed, 2-Bath, with 2-Car Garage, 1-Story Home in One of Simpsonville's Most Desirable Neighborhoods. In need of some improvements with ceiling, flooring, paint, deck and doors. Newer Roof, AC 2025. Kitchen and Dining Overlooking Back Yard. Family Room Opens to Dining Area with Vaulted Ceilings and Fireplace. Full-Size Windows Bringing in Lots of Natural Light Throughout. Bright Kitchen with Lots of Cabinets and Counter Space. Large Master Suite with Walk-in Closet Includes Generous Bath with 2 Sinks. Neighborhood features Swimming Pool, Playground and Tennis Courts. In the heart of Simpsonville, Minutes from Fine Shopping and Dining, Medical Care, Library and Great Schools.

20. 2025-12-18
    listed $199,900 Active 711-char remark

    Show marketing remark (711 chars)

    River Ridge - Simpsonville. 3-Bed, 2-Bath, with 2-Car Garage, 1-Story Home in One of Simpsonville's Most Desirable Neighborhoods. In need of some improvements with ceiling, flooring, paint, deck and doors. Newer Roof, AC 2025. Kitchen and Dining Overlooking Back Yard. Family Room Opens to Dining Area with Vaulted Ceilings and Fireplace. Full-Size Windows Bringing in Lots of Natural Light Throughout. Bright Kitchen with Lots of Cabinets and Counter Space. Large Master Suite with Walk-in Closet Includes Generous Bath with 2 Sinks. Neighborhood features Swimming Pool, Playground and Tennis Courts. In the heart of Simpsonville, Minutes from Fine Shopping and Dining, Medical Care, Library and Great Schools.

21. 2003-02-13
    soldstatus $108,000

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$623/yr (+$52/mo · 60.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 18 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: $26,301
• − Mortgage interest: −$16,239
• − Property taxes: −$1,030
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$348
• − Depreciation: −$8,433
• Taxable loss: −$5,407
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $1,005/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): 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

+187.0% since first listed

6 events — show timeline

• 2026-05-07 Listed $310,000 SPMLS
• 2026-01-16 Sold (Public Records) $198,000 Public Records
• 2026-01-15 Sold (MLS) $198,000 Greater Greenville MLS
• 2025-12-24 Pending — Greater Greenville MLS
• 2025-12-18 Listed $199,900 Greater Greenville MLS
• 2003-02-13 Sold (Public Records) $108,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,030 · +3.1% YoY. Source: county tax records.