310 Hampton George Ct · Greer, SC 29651

$207,900

3 bd · 2.5 ba · 1,400 sqft · Land · 103 Days on market

Built 2025 2,178 sqft lot $170/mo HOA · 9% of rent ↓ 18% 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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new, energy-efficient home available by Aug 2025! . 04 acres, Essence package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. Upstairs, the spacious primary suite features dual sinks and a walk-in closet. A convenient second-story laundry simplifies the chore. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's on

Key facts

• Firepit
• Second story laundry
• Kitchen island

Tags

• ENERGY EFFICIENT HOME
• KITCHEN ISLAND
• OPEN CONCEPT GREAT ROOM
• WALK IN CLOSET
• SECOND STORY LAUNDRY
• FIREPIT

Property features AI

Finance

• Other: Storage space: other (see remarks)
• HOA & community: Homeowners association present; HOA enforces restrictive covenants

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Utilities: Public water; Public sewer; Tankless water heater; Garbage pickup: private
• Home design: Two-story home; Model: Topaz; Under construction (approximate year built 2025)
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation; Built by Meritage Homes
• Exterior features: Patio; Level lot; Lot dimensions approximately 84 x 26; Lot size: 1/2 acre or less

Interior

• Kitchen: Built-in microwave; Stand-alone gas range; Dishwasher; Refrigerator; Walk-in pantry
• Bedrooms: Primary bedroom with full bath, shower-only, and walk-in closet; Second bedroom approximately 9 x 12; Third bedroom approximately 10 x 10; Primary bedroom size approximately 14 x 12
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced-air heating; Central electric forced cooling
• Interior features: 9-foot (or higher) smooth ceilings; Solid surface countertops; Open floor plan; Walk-in pantry; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Second-floor closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $208k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (10.1% below list).
• Recommended offer: $187k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% 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: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL); D. R. Hill Middle (math 28% / reading 38%, grade F, #116 of 229 statewide, top 51%, 702 students, 80% 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 79% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 514 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 103 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $187,000 (10.1% 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 103 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-44,362
• Equity at exit: $30,999

10-year hold

• IRR: -20.8%
• Equity multiple: -0.01×
• Total profit: $-58,930
• Equity at exit: $17,975

Cash invested: $58,212 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 514
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,090
• Tax est. 1.5%: −$260 /mo · $3,118/yr
• Insurance: −$87
• HOA: −$170
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-129

Break-even live

Break-even rent $2,034

Max offer price $189,168

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-58	+0% $-129	+5% $-201	+10% $-273
Rent	-10% $-277	-5% $-203	+0% $-129	+5% $-56	+10% $18
Rate	-1.0pp $-25	-0.5pp $-77	base $-129	+0.5pp $-183	+1.0pp $-238

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: $51,975
• Closing costs: $6,237
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Arrow Ct Unit 126 Greer, SC	3.0	2.5	1601	$1,875	$1.17	23d	1	0.03mi
117 Sunnyglen Dr Greer, SC	3.0	2.0	1025	$1,675	$1.63	15d	1	0.54mi
628 Arlington Rd Greer, SC	3.0	2.0	1127	$1,750	$1.55	25d	1	1.23mi
19 Dunbar Ct Unit 13 Greer, SC	2.0	1.0	900	$1,095	$1.22	21d	1	1.35mi
2200 Racing Rd Greer, SC	2.0	1.0–2.0	1324	$1,660	$1.25	4d	4	1.37mi

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 14 events

1. 2026-05-04
   status Pending
2. 2026-04-04
   price $207,900
3. 2026-03-24
   price $212,900
4. 2026-02-10
   price $216,900
5. 2026-02-03
   price $215,900
6. 2026-01-29
   price $214,900
7. 2026-01-28
   status Active
8. 2026-01-01
   historical
9. 2025-11-18
   listed $219,900
10. 2025-07-23
    historical
11. 2025-07-23
    historical
12. 2025-07-18
    listed $254,900 Active
13. 2025-07-17
    listed $254,900 Active
14. 2025-07-16
    listed $254,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,440
• − Mortgage interest: −$11,646
• − Property taxes: −$3,118
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$2,040
• − Depreciation: −$6,048
• Taxable loss: −$5,042
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $-343/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: 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

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 · 573,815 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: 720.0

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%

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 · 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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-18.4% since first listed

14 events — show timeline

• 2026-05-04 Pending — Greater Greenville MLS
• 2026-04-04 Price Changed $207,900 Greater Greenville MLS
• 2026-03-24 Price Changed $212,900 Greater Greenville MLS
• 2026-02-10 Price Changed $216,900 Greater Greenville MLS
• 2026-02-03 Price Changed $215,900 Greater Greenville MLS
• 2026-01-29 Price Changed $214,900 Greater Greenville MLS
• 2026-01-28 Relisted — Greater Greenville MLS
• 2026-01-01 Listing Removed — Greater Greenville MLS
• 2025-11-18 Listed $219,900 Greater Greenville MLS
• 2025-07-23 Listing Removed — WUMLS
• 2025-07-23 Listing Removed — Greater Greenville MLS
• 2025-07-18 Listed $254,900 WUMLS
• 2025-07-17 Listed $254,900 SPMLS
• 2025-07-16 Listed $254,900 Greater Greenville MLS