192 Randwick Ln · Greer, SC 29651

$217,855

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 93 Days on market

Built 2026 Excellent condition 2,178 sqft lot 1-car garage $148/sqft · at area comps Est $220k · at est. $163/mo HOA · 9% 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 +13.9/30.0
• ARV discount +8.0/15.0
• Schools +6.4/10.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at the Amara at Gardner Heights, a townhome neighborhood with a dog park, gathering space, and fire pit, minutes from shopping and dining. This Amara spreads 1,450 square feet across two levels, with the kitchen and eating area opening into the family room on the main floor so the whole level moves as one connected space. A powder room sits just off the family room, and the patio out back extends the main level outward, giving the evening somewhere to go after dinner. Upstairs, three bedrooms gather around a central full bath and laundry, with the primary suite set apart at the end of the hall. The primary bath offers a quiet close to the day, well removed from the rest of the floor. A one-car front-load garage and two full baths round out the layout. There is still time to personalize this home with your choice from our available Design Collections. Current pricing reflects base and structural options; final pricing may adjust once selections are made. Standout features: GE gas appliances in the kitchen. GE stainless steel side-by-side refrigerator included. GE stacked washer and dryer included. Whole house blinds package installed. LED lights in the kitchen. Garage door opener with remote included. Schedule a showing today and see the Amara for yourself.

Key facts

• $163 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $218k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $23 ($275/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 $186k (14.4% below list).
• Recommended offer: $186k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% 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.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abner Creek Academy (math 60% / reading 57%, grade B-, #95 of 597 statewide, top 16%, 752 students, 55% FRL); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 56% FRL vs 39% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 587 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 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 $7k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $186,439 (14.4% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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: 0.86% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (median comp): $220,378
• List price: $217,855
• Delta: -1.14%
• 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
194 Randwick Ln	0.00mi	3/2.5	1,470 (0%)	0mo	$226,355	$154	100
185 Randwick Ln	0.03mi	3/2.5	1,470 (0%)	1mo	$224,985	$153	98
183 Randwick Ln	0.03mi	3/2.5	1,470 (0%)	1mo	$219,900	$150	98
179 Randwick Ln	0.04mi	3/2.5	1,470 (0%)	1mo	$214,900	$146	98
177 Randwick Ln	0.04mi	3/2.5	1,470 (0%)	1mo	$231,985	$158	97
786 Embark Cir	0.58mi	3/2.5	1,443 (-2%)	1mo	$225,900	$157	69
778 Embark Cir	0.59mi	3/2.5	1,429 (-3%)	1mo	$213,900	$150	67
762 Embark Cir	0.60mi	3/2.5	1,432 (-3%)	1mo	$220,900	$154	67
784 Embark Cir	0.58mi	3/2.5	1,416 (-4%)	1mo	$207,900	$147	66
770 Embark Cir	0.59mi	3/2.5	1,418 (-4%)	1mo	$208,900	$147	66
764 Embark Cir	0.60mi	3/2.5	1,418 (-4%)	1mo	$207,000	$146	66
768 Embark Cir	0.59mi	3/2.5	1,418 (-4%)	1mo	$208,900	$147	65

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-36,404
• Equity at exit: $32,483

10-year hold

• IRR: -11.7%
• Equity multiple: 0.34×
• Total profit: $-40,040
• Equity at exit: $18,836

Cash invested: $60,999 (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: 27 active · 39 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $220,000 ($151/sqft)
• Median days on market: 81 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: -0.8% 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: 587
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,142
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$91
• HOA: −$163
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $23

Break-even live

Break-even rent $1,835

Max offer price $217,855

Occupancy floor 94%

Sensitivity live

Price	-10% $146	-5% $85	+0% $23	+5% $-39	+10% $-100
Rent	-10% $-124	-5% $-51	+0% $23	+5% $97	+10% $170
Rate	-1.0pp $133	-0.5pp $78	base $23	+0.5pp $-34	+1.0pp $-91

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: $54,464
• Closing costs: $6,536
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.05mi
166 Randwick Ln Greer, SC	3.0	2.5	1500	$1,775	$1.18	52d	1	0.06mi
167 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.07mi
165 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.07mi
154 Randwick Ln Greer, SC	3.0	2.5	1470	$1,950	$1.33	16d	1	0.08mi
157 Randwick Ln Greer, SC	3.0	2.5	1470	$1,595	$1.09	70d	1	0.09mi
146 Randwick Ln Unit 146 Greer, SC	3.0	2.5	1470	$1,800	$1.22	68d	1	0.10mi
141 Randwick Ln Greer, SC	3.0	2.5	1470	$1,695	$1.15	70d	1	0.11mi
808 Embark Cir Greer, SC	3.0	2.0	1740	$1,700	$0.98	63d	1	0.58mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers common area electricity, lawn maintenance, street lights, termite contract, bylaws, parking rules, and restrictive covenantsCommunity amenities include lights, playground, some sidewalks, lawn maintenance, dog park, landscape maintenance, and pet-friendly policies

Exterior

• Parking: Attached 1-car garagePaved driveway
• Utilities: Public waterPublic sewerGas tankless water heaterPrivate garbage pickupAttached garage (power available as implied by hookups)
• Home design: 2-story homeModel: AmaraNew construction (approx. 2026, never lived in)
• Construction: Architectural roofSlab foundationBuilt by Stanley Martin HomesStorage in attic and garage
• Exterior features: Front porchPatioTilt-out windowsThermal windowsVinyl/aluminum trimVinyl sidingSidewalksSome trees

Interior

• Kitchen: DishwasherGarbage disposalGas range (stand-alone)Gas ovenBuilt-in microwaveRefrigeratorKitchen approx. 9 x 10Breakfast area approx. 9 x 10
• Bedrooms: Primary bedroom on 2nd level with double sinks, full bath, shower only, and walk-in closetSecond bedroom approx. 9 x 12Third bedroom approx. 9 x 12Primary bedroom approx. 13 x 14
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Gas heating available with damper controlCentral forced cooling with damper control
• Interior features: Attic stairs (disappearing)Cable available9-foot-plus smooth ceilingsGranite countertopsOpen floor planSome window treatmentsWalk-in closetPantry closet
• Laundry & utility: Laundry on 2nd floor with walk-in areaWasher connectionDryer with electric hookupMultiple hookups available

HOA detail $163/mo · $1,956/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   days on market $217,855 Active 93 DOM
2. 2026-08-07
   days on market $217,855 Active 92 DOM
3. 2026-08-06
   days on market $217,855 Active 91 DOM
4. 2026-08-05
   days on market $217,855 Active 90 DOM
5. 2026-08-04
   days on market $217,855 Active 89 DOM
6. 2026-08-03
   days on market $217,855 Active 88 DOM
7. 2026-07-31
   days on market $217,855 Active 85 DOM
8. 2026-07-30
   days on market $217,855 Active 84 DOM
9. 2026-07-29
   days on market $217,855 Active 83 DOM
10. 2026-07-27
    days on market $217,855 Active 81 DOM
11. 2026-07-25
    days on market $217,855 Active 79 DOM
12. 2026-07-23
    days on market $217,855 Active 77 DOM
13. 2026-07-22
    days on market $217,855 Active 76 DOM
14. 2026-07-21
    days on market $217,855 Active 75 DOM
15. 2026-07-18
    days on market $217,855 Active 72 DOM
16. 2026-07-16
    days on market $217,855 Active 70 DOM
17. 2026-07-16
    days on market $217,855 Active 69 DOM
18. 2026-07-14
    days on market $217,855 Active 68 DOM
19. 2026-07-13
    days on market $217,855 Active 67 DOM
20. 2026-07-12
    days on market $217,855 Active 66 DOM
21. 2026-07-11
    days on market $217,855 Active 65 DOM
22. 2026-07-10
    days on market $217,855 Active 64 DOM
23. 2026-07-09
    days on market $217,855 Active 63 DOM
24. 2026-07-08
    days on market $217,855 Active 62 DOM
25. 2026-07-07
    days on market $217,855 Active 61 DOM
26. 2026-07-06
    days on market $217,855 Active 60 DOM
27. 2026-07-05
    days on market $217,855 Active 59 DOM
28. 2026-07-04
    days on market $217,855 Active 58 DOM
29. 2026-07-03
    days on market $217,855 Active 57 DOM
30. 2026-07-02
    days on market $217,855 Active 56 DOM
31. 2026-07-01
    days on market $217,855 Active 55 DOM
32. 2026-06-30
    days on market $217,855 Active 54 DOM
33. 2026-06-29
    days on market $217,855 Active 53 DOM
34. 2026-06-28
    days on market $217,855 Active 52 DOM
35. 2026-06-28
    days on market $217,855 Active 51 DOM
36. 2026-06-27
    days on market $217,855 Active 50 DOM
37. 2026-06-25
    days on market $217,855 Active 48 DOM
38. 2026-06-23
    days on market $217,855 Active 46 DOM
39. 2026-06-22
    days on market $217,855 Active 45 DOM
40. 2026-06-18
    days on market $217,855 Active 42 DOM
41. 2026-06-17
    days on market $217,855 Active 41 DOM
42. 2026-06-16
    days on market $217,855 Active 40 DOM
43. 2026-06-15
    days on market $217,855 Active 39 DOM
44. 2026-06-14
    days on market $217,855 Active 37 DOM
45. 2026-06-13
    days on market $217,855 Active 36 DOM
46. 2026-06-10
    days on market $217,855 Active 34 DOM
47. 2026-06-09
    days on market $217,855 Active 33 DOM
48. 2026-06-08
    days on market $217,855 Active 32 DOM

    Show marketing remark (1289 chars)

    Take a look at the Amara at Gardner Heights, a townhome neighborhood with a dog park, gathering space, and fire pit, minutes from shopping and dining. This Amara spreads 1,450 square feet across two levels, with the kitchen and eating area opening into the family room on the main floor so the whole level moves as one connected space. A powder room sits just off the family room, and the patio out back extends the main level outward, giving the evening somewhere to go after dinner. Upstairs, three bedrooms gather around a central full bath and laundry, with the primary suite set apart at the end of the hall. The primary bath offers a quiet close to the day, well removed from the rest of the floor. A one-car front-load garage and two full baths round out the layout. There is still time to personalize this home with your choice from our available Design Collections. Current pricing reflects base and structural options; final pricing may adjust once selections are made. Standout features: GE gas appliances in the kitchen. GE stainless steel side-by-side refrigerator included. GE stacked washer and dryer included. Whole house blinds package installed. LED lights in the kitchen. Garage door opener with remote included. Schedule a showing today and see the Amara for yourself.

49. 2026-06-07
    days on market $217,855 Active 31 DOM
50. 2026-06-02
    days on market $217,855 Active 26 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: $645 · $54/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$597/yr (+$50/mo · 92.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,373
• − Mortgage interest: −$12,203
• − Property taxes: −$645
• − Insurance: −$1,089
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$1,956
• − Depreciation: −$6,338
• Taxable loss: −$3,438
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $1,100/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 Amara floor plan townhome at Gardner Heights is move-in ready with excellent condition and modern updates. It offers a spacious open-concept layout, modern appliances, and a well-maintained exterior.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior paint ↑

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Abner Creek Academy B- SC #95/597 Nat'l #8,158/41,679 Middle Florence Chapel Middle C- SC #42/229 Nat'l #4,042/14,009 High James Byrnes Freshman Academy A SC #12/196 Nat'l #704/17,239

Schools (NCES district)

• District: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 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

• County: Greenville County · 325,495 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

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Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

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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%

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Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers common area electricity, lawn maintenance, street lights, termite contract, bylaws, parking rules, and restrictive covenantsCommunity amenities include lights, playground, some sidewalks, lawn maintenance, dog park, landscape maintenance, and pet-friendly policies

Exterior

• Parking: Attached 1-car garagePaved driveway
• Utilities: Public waterPublic sewerGas tankless water heaterPrivate garbage pickupAttached garage (power available as implied by hookups)
• Home design: 2-story homeModel: AmaraNew construction (approx. 2026, never lived in)
• Construction: Architectural roofSlab foundationBuilt by Stanley Martin HomesStorage in attic and garage
• Exterior features: Front porchPatioTilt-out windowsThermal windowsVinyl/aluminum trimVinyl sidingSidewalksSome trees

Interior

• Kitchen: DishwasherGarbage disposalGas range (stand-alone)Gas ovenBuilt-in microwaveRefrigeratorKitchen approx. 9 x 10Breakfast area approx. 9 x 10
• Bedrooms: Primary bedroom on 2nd level with double sinks, full bath, shower only, and walk-in closetSecond bedroom approx. 9 x 12Third bedroom approx. 9 x 12Primary bedroom approx. 13 x 14
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Gas heating available with damper controlCentral forced cooling with damper control
• Interior features: Attic stairs (disappearing)Cable available9-foot-plus smooth ceilingsGranite countertopsOpen floor planSome window treatmentsWalk-in closetPantry closet
• Laundry & utility: Laundry on 2nd floor with walk-in areaWasher connectionDryer with electric hookupMultiple hookups available

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $217,855 Zillow
• 2026-05-07 Listed $217,855 SPMLS
• 2026-05-07 Listed $217,855 Greater Greenville MLS