1 S Oak Forest Dr · Mauldin, SC 29607

$175,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.40 ac lot Est $279k · 37% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HOUSE IS SOLD AS IS. Location for this house is close to everything you would ever need! It features 3 Beds and 2 Baths as well as a bonus room for extra needed space. The open concept as well as the covered patio allows for guests to entertain and maximize their family fun time. Detached garage able to store 2 vehicles. Back yard is fenced in for privacy and convenience with kids and pets. House is priced aggressively for a new owner to put their personal touch to this gem. PLEASE REVIEW ASSOCIATED DOCUMENTS! (new road is being developed on property)

Key facts

• Bonus room
• Covered patio
• Fenced in back yard

Tags

• COVERED PATIO
• BONUS ROOM
• FENCED IN BACK YARD

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached 2-car garage; Paved driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story residential home; Built around 1972
• Construction: Wood exterior; Architectural roof; Slab foundation
• Exterior features: Covered back porch; Patio; Fenced yard

Interior

• Kitchen: Cooktop (smooth); Electric oven/stand-alone electric range; Dishwasher; Disposal; Microwave; Refrigerator; Ice machine
• Bedrooms: Primary bedroom on main level with shower-only full bath; Bedroom sizes approximately 11 x 13, 11 x 13, and 12 x 15
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms total; One full bath on the main level
• Heating & cooling: Natural gas heating; Central forced-air cooling (electric)
• Interior features: Ceiling fans; Cathedral/vaulted ceilings; Open floor plan; Smoke detector; Walk-in closet; Laminate countertops; Wood-burning fireplace (1)
• Laundry & utility: Laundry on first floor with washer connection and electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.3% vs local median 3.8% 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.
• Zoned schools: Mauldin Elementary (math 50% / reading 52%, grade C-, #158 of 597 statewide, top 27%, 990 students, 78% FRL) — zoned schools average 78% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 410 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 30% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $175k implies a 276% gain — meaningful room to come down on a strong offer.

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 $175,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $279,136
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Mapleton Dr	0.15mi	3/2.0	1,341 (-0%)	7mo	$305,000	$227	87
401 Lanewood Dr	0.28mi	3/1.5	1,430 (+7%)	2mo	$274,900	$192	72
28 Sweetland Ct	0.70mi	3/2.0	1,436 (+7%)	2mo	$299,000	$208	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-15,481
• Equity at exit: $26,093

10-year hold

• IRR: -3.9%
• Equity multiple: 0.77×
• Total profit: $-11,025
• Equity at exit: $15,131

Cash invested: $49,000 (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 29607

• Rents YoY: -0.1%
• Active inventory: 410
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$918
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $288

Break-even live

Break-even rent $1,513

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Clearfield Rd Greenville, SC	3.0	2.0	1407	$1,650	$1.17	14d	1	0.17mi
130 Eagle Wood Dr Greenville, SC	3.0	2.5	1760	$2,100	$1.19	14d	1	0.31mi
154 Eagle Wood Dr Greenville, SC	3.0	2.5	1745	$1,895	$1.09	11d	1	0.34mi
28 Tigris Way Greenville, SC	3.0	2.5	1649	$1,850	$1.12	23d	1	0.36mi
52 Market Point Dr Greenville, SC	1.0–2.0	1.0–2.0	924	$3,016	$3.26	3d	22	0.48mi
97 Market Point Dr Greenville, SC	1.0–3.0	1.0–2.0	1011	$1,649	$1.63	3d	31	0.54mi
405 Christiane Way Greenville, SC	3.0	2.5	1565	$1,835	$1.17	23d	1	0.66mi
201 Carolina Point Pkwy Greenville, SC	1.0–3.0	1.0–2.0	941	$1,780	$1.89	3d	14	0.68mi
21 Jaycee Ct Greenville, SC	3.0	2.5	1700	$1,850	$1.09	23d	1	0.70mi
16 Jaycee Ct Greenville, SC	3.0	2.5	1653	$1,950	$1.18	23d	1	0.71mi
453 Christiane Way Greenville, SC	3.0	2.5	1567	$1,895	$1.21	19d	1	0.76mi
323 Nettle Ln Greenville, SC	3.0	2.5	1778	$2,400	$1.35	23d	1	0.95mi
15 Tyrian Dr Greenville, SC	3.0	2.5	1812	$2,500	$1.38	3d	1	1.01mi
5 Alkanet Way Greenville, SC	3.0	2.5	1578	$2,195	$1.39	23d	1	1.05mi
11 Alkanet Way Unit 1 Greenville, SC	3.0	2.5	1585	$2,150	$1.36	3d	1	1.06mi
50 Tanner Rd Greenville, SC	3.0	1.0–3.5	1148	$3,130	$2.73	11d	45	1.10mi
815 E Butler Rd Greenville, SC	1.0–3.0	1.0–2.0	1062	$1,880	$1.77	3d	23	1.23mi
555 New Commerce Ct Greenville, SC	1.0–3.0	1.0–2.0	973	$1,652	$1.70	3d	1	1.28mi
212 Round Back Way Mauldin, SC	3.0	2.5	1618	$1,800	$1.11	23d	1	1.42mi
206 Round Back Way Mauldin, SC	3.0	2.5	1618	$1,800	$1.11	14d	1	1.42mi
202 Round Back Way Mauldin, SC	3.0	2.5	1600	$1,850	$1.16	14d	1	1.43mi
720 Verdae Blvd Greenville, SC	1.0–2.0	1.0–2.0	925	$2,694	$2.91	3d	16	1.44mi
479 Woodbark Ct Mauldin, SC	3.0	2.5	1796	$1,995	$1.11	3d	1	1.50mi

Listing history 4 events

1. 2026-06-09
   status $175,000 Pending 4 DOM
2. 2026-06-08
   days on market $175,000 Active 4 DOM
3. 2026-06-07
   remarks 557-char remark
4. 2026-06-07
   listed $175,000 Active 3 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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $22,531
• − Mortgage interest: −$9,803
• − Property taxes: −$2,453
• − Insurance: −$875
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$5,091
• Taxable income: $705
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $3,290/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

• Census place: Mauldin, SC
• County: Greenville County · 573,815 people
• City population: 14,950
• Metro: Greenville-Anderson, SC
• Population (ZIP): 46,209
• Household income: $74,503
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 2001.0

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 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -270.34%
• Current HPI: 255.9665
• Rent YoY: ▼ -0.07%
• 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

+276.3% since first listed

4 events — show timeline

• 2026-06-04 Listed $175,000 Greater Greenville MLS
• 1987-02-27 Sold (Public Records) $46,500 Public Records
• 1986-10-17 Sold (Public Records) $46,500 Public Records
• 1979-07-01 Sold (Public Records) $46,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,453 · +3.5% YoY. Source: county tax records.