111 Pleasant Woods Trl · Mauldin, SC 29605

$243,900

3 bd · 2.5 ba · 1,416 sqft · Townhouse · 114 Days on market

Built 2026 Good condition 1,742 sqft lot Est $248k · at est. $135/mo HOA · 6% of rent ↓ 4% 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 +9.7/30.0
• ARV discount +8.2/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 111 Pleasant Woods Trail, a beautifully designed townhome in Tanglewood Townes, featuring three bedrooms, two and a half bathrooms, and a one-car garage. The open-concept layout is perfect for entertaining, ensuring you're always part of the action. Upon entering, you'll be welcomed by a spacious foyer that leads into the living and dining areas. The kitchen provides ample storage and features a glass door that seamlessly connects the indoors with the patio, enhancing your living experience. A conveniently located half bathroom is situated off the living room. Moving upstairs, you'll find two bedrooms, which share a bathroom complete with a single vanity and tub. The upstairs laundry room is also ideally located for easy access. On the opposite side of the floor, the primary bedroom features privacy and comfort. The en-suite primary bathroom boasts a double vanity and a walk-in shower with glass panels. The spacious walk-in closet is bathed in natural light, thanks to a window that brightens the space. The primary bedroom features a large window, filling the room with extra light. With its smart design, natural lighting, spacious layout, and modern finishes, this townhome is a wonderful place to call home. Pictures are representative.

Key facts

• Glass door
• Spacious foyer
• Patio

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FOYER
• AMPLE STORAGE
• GLASS DOOR
• PATIO
• HALF BATHROOM

Property features AI

Finance

• Other: Approximate finished heated living area: about 1,416 sq ft; Approximate completion date: 2026-06-01
• HOA & community: Homeowners association present; HOA covers lawn maintenance, pool, and street lights; Community amenities include pool, some sidewalks, lawn and landscape maintenance

Exterior

• Parking: Attached 1-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Electric service; Private garbage pickup
• Home design: Two-story home; Model: Newton C; Level lot; Under construction (approx. 2026 completion)
• Construction: Stone and vinyl siding exterior; Composition shingle roof; Slab foundation; Built by D.R. Horton (approx. 2026)
• Exterior features: Patio; Tilt-out windows; Thermal windows; Vinyl/aluminum trim; In-ground sprinkler system (full yard)

Interior

• Kitchen: Cooktop (smooth); Built-in microwave; Stand-alone electric range; Dishwasher; Disposal
• Bedrooms: Primary bedroom on 2nd level with double sink, shower-only full bath and walk-in closet (approx. 13 x 12); Second bedroom (approx. 12 x 9); Third bedroom (approx. 10 x 10)
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating (electric); Central forced air cooling (electric); Electric water heater
• Interior features: Open floor plan; Granite countertops; Pantry closet; Cable available; Smooth ceilings; Smoke detector; Radon mitigation system; No fireplace; Combo living and dining room
• Laundry & utility: Second-floor laundry in closet style with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (13.7% below list).
• Recommended offer: $210k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Robert E. Cashion Elementary (math 39% / reading 37%, grade F, #308 of 597 statewide, top 52%, 899 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/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 $7k 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 114 days — a 9% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 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 $210,366 (13.7% 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 114 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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: 0.86% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $247,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Chapelwood Way Lot 1143	0.12mi	3/2.5	1,443 (+2%)	16mo	$239,900	$166	78
319 Chapelwood Way	0.09mi	3/2.5	1,429 (+1%)	23mo	$249,900	$175	75

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-47,977
• Equity at exit: $36,366

10-year hold

• IRR: -11.3%
• Equity multiple: 0.30×
• Total profit: $-47,931
• Equity at exit: $21,088

Cash invested: $68,292 (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 29605

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$1,279
• Tax est. 1.5%: −$305 /mo · $3,658/yr
• Insurance: −$102
• HOA: −$135
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-159

Break-even live

Break-even rent $2,304

Max offer price $220,944

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-74	+0% $-159	+5% $-243	+10% $-327
Rent	-10% $-325	-5% $-242	+0% $-159	+5% $-76	+10% $8
Rate	-1.0pp $-36	-0.5pp $-97	base $-159	+0.5pp $-222	+1.0pp $-286

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: $60,975
• Closing costs: $7,317
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Southern Pine Dr Greenville, SC	3.0–5.0	2.5–3.0	2058	$2,369	$1.15	3d	1	0.59mi
476 Pollyanna Dr Greenville, SC	3.0–4.0	2.0–2.5	1749	$1,875	$1.07	3d	1	0.62mi
132 Portchester Ln Greenville, SC	4.0	2.0	1680	$2,049	$1.22	24d	1	0.75mi
204 Yukon Dr Greenville, SC	3.0	2.0	1344	$1,899	$1.41	3d	1	0.98mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 17 events

1. 2026-06-18
   days on market $243,900 Active 114 DOM
2. 2026-06-17
   days on market $243,900 Active 113 DOM
3. 2026-06-16
   days on market $243,900 Active 112 DOM
4. 2026-06-15
   days on market $243,900 Active 111 DOM
5. 2026-06-13
   days on market $243,900 Active 109 DOM
6. 2026-06-13
   days on market $243,900 Active 108 DOM
7. 2026-06-10
   days on market $243,900 Active 106 DOM
8. 2026-06-09
   days on market $243,900 Active 105 DOM
9. 2026-06-08
   days on market $243,900 Active 104 DOM
10. 2026-06-07
    days on market $243,900 Active 103 DOM
11. 2026-06-03
    days on market $243,900 Active 99 DOM
12. 2026-06-03
    days on market $243,900 Active 98 DOM
13. 2026-06-01
    days on market $243,900 Active 97 DOM
14. 2026-05-31
    days on market $243,900 Active 96 DOM
15. 2026-03-05
    listed $243,900 Active 1264-char remark

    Show marketing remark (1264 chars)

    Check out 111 Pleasant Woods Trail, a beautifully designed townhome in Tanglewood Townes, featuring three bedrooms, two and a half bathrooms, and a one-car garage. The open-concept layout is perfect for entertaining, ensuring you're always part of the action. Upon entering, you'll be welcomed by a spacious foyer that leads into the living and dining areas. The kitchen provides ample storage and features a glass door that seamlessly connects the indoors with the patio, enhancing your living experience. A conveniently located half bathroom is situated off the living room. Moving upstairs, you'll find two bedrooms, which share a bathroom complete with a single vanity and tub. The upstairs laundry room is also ideally located for easy access. On the opposite side of the floor, the primary bedroom features privacy and comfort. The en-suite primary bathroom boasts a double vanity and a walk-in shower with glass panels. The spacious walk-in closet is bathed in natural light, thanks to a window that brightens the space. The primary bedroom features a large window, filling the room with extra light. With its smart design, natural lighting, spacious layout, and modern finishes, this townhome is a wonderful place to call home. Pictures are representative.

16. 2026-02-28
    price $243,900
17. 2026-02-24
    listed $254,490 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: $25,244
• − Mortgage interest: −$13,662
• − Property taxes: −$3,658
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$1,620
• − Depreciation: −$7,095
• Taxable loss: −$6,051
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-452/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 · 13 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is ready for a new owner and can be enhanced with some exterior painting and gutter cleaning to further increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

-4.2% since first listed

3 events — show timeline

• 2026-03-05 Listed $243,900 Zillow
• 2026-02-28 Price Changed $243,900 Greater Greenville MLS
• 2026-02-24 Listed $254,490 Greater Greenville MLS