126 Blue Springs Way · Simpsonville, SC 29680

$305,000

4 bd · 2.5 ba · 2,237 sqft · SingleFamily public records · 181 Days on market

Built 2020 7,405 sqft lot Est $394k · 23% under $38/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home, boasting a cozy fireplace and a fresh, neutral color paint scheme. The kitchen is a chef's dream with a center island, accent backsplash, all stainless steel appliances a walk-in pantry. The primary bedroom features a spacious walk-in closet, and the primary bathroom is designed with double sinks for convenience. New flooring throughout the home adds a modern touch. The fenced-in backyard with a patio is perfect for outdoor relaxation. With fresh interior paint, this home is move-in ready. Don't miss out on this gem! This home has been virtually staged to illustrate its potential. Included 100-Day Home Warranty with buyer activation

Key facts

• Walk-in closet
• Cozy fireplace
• Center island

Tags

• COZY FIREPLACE
• CENTER ISLAND
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (26.4% below list).
• Recommended offer: $225k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.9% in Simpsonville — 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 (#1 in SC, #295 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety 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: Ellen Woodside Elementary (math 46% / reading 44%, grade D-, #224 of 597 statewide, top 38%, 1,020 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 rising (+2.9%/yr); 244 active listings in the ZIP; 11 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 31% 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 181 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,516 (26.4% 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 181 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $393,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Darrowby Way	0.49mi	4/2.5	2,248 (+0%)	9mo	$335,000	$149	69
207 Rockway Rd	0.53mi	4/2.5	2,207 (-1%)	8mo	$330,000	$150	67
101 Redditch Ln	0.41mi	4/2.5	2,175 (-3%)	17mo	$334,900	$154	62
354 River Trace Loop	0.48mi	4/2.5	2,041 (-9%)	10mo	$319,150	$156	55
501 Wingcup Way	0.64mi	4/2.5	2,107 (-6%)	12mo	$370,000	$176	50
15 Ladybird Ct	0.70mi	4/2.5	2,106 (-6%)	12mo	$368,000	$175	48
231 Austin Brook St	0.40mi	3/3.0 (-1)	1,961 (-12%)	12mo	$375,000	$191	43
30 Winding Rock Rd	0.56mi	4/3.0	2,446 (+9%)	16mo	$550,000	$225	43
541 Bartoli Ct	0.42mi	3/3.0 (-1)	1,982 (-11%)	14mo	$391,750	$198	43
105 Bayridge Rd	0.52mi	5/3.0 (+1)	2,511 (+12%)	15mo	$349,900	$139	36
624 Columbus Cir	0.56mi	5/3.0 (+1)	2,538 (+14%)	12mo	$446,000	$176	34
124 Winding Rock Rd	0.71mi	3/2.5 (-1)	2,480 (+11%)	17mo	$563,500	$227	30

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-57,488
• Equity at exit: $45,476

10-year hold

• IRR: -12.3%
• Equity multiple: 0.28×
• Total profit: $-61,664
• Equity at exit: $26,371

Cash invested: $85,400 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$127
• HOA: −$38
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-120

Break-even live

Break-even rent $2,397

Max offer price $283,842

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-33	+0% $-120	+5% $-206	+10% $-292
Rent	-10% $-297	-5% $-208	+0% $-120	+5% $-31	+10% $58
Rate	-1.0pp $34	-0.5pp $-42	base $-120	+0.5pp $-199	+1.0pp $-279

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Bayridge Rd , SC	3.0	2.0	1700	$1,950	$1.15	5d	1	0.30mi
113 Riverport Dr Simpsonville, SC	4.0	2.5	2200	$2,200	$1.00	25d	1	0.43mi
308 Allenby Ln Simpsonville, SC	5.0	3.0	2674	$2,349	$0.88	5d	1	0.52mi
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	5d	1	0.55mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	5d	1	0.58mi
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	13d	1	0.61mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	21d	1	1.16mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	25d	1	1.18mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,100	$1.00	5d	1	1.32mi
11 Phaeton Ave Simpsonville, SC	4.0	3.5	2636	$2,400	$0.91	25d	1	1.40mi
5 Calgary Ct Simpsonville, SC	4.0	3.0	2800	$2,650	$0.95	25d	1	1.45mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 15 events

1. 2026-03-26
   status Pending
2. 2026-03-19
   price $305,000
3. 2026-01-29
   price $313,000
4. 2025-11-06
   price $315,000
5. 2025-10-16
   price $319,000
6. 2025-09-26
   listed $323,000 Active
7. 2025-09-12
   soldstatus $275,300
8. 2025-08-04
   historical
9. 2025-07-23
   price $327,000
10. 2025-06-13
    listed $334,900 Active
11. 2023-09-06
    historical
12. 2023-09-06
    listed $340,000
13. 2020-09-24
    soldstatus $229,840 Sold
14. 2020-08-12
    listed Contingency Contract
15. 2020-08-12
    listed $229,840

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$192/yr (+$16/mo · 12.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 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: $26,942
• − Mortgage interest: −$17,085
• − Property taxes: −$1,547
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$456
• − Depreciation: −$8,873
• Taxable loss: −$6,854
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $208/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 — Simpsonville

• Score: 87/100
• State rank: #1
• US rank: #295

Category grades

Amenities A Commute A+ Cost of living A Crime C Employment A 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: 104,420
• 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

+32.7% since first listed

15 events — show timeline

• 2026-03-26 Pending — Greater Greenville MLS
• 2026-03-19 Price Changed $305,000 Greater Greenville MLS
• 2026-01-29 Price Changed $313,000 Greater Greenville MLS
• 2025-11-06 Price Changed $315,000 Greater Greenville MLS
• 2025-10-16 Price Changed $319,000 Greater Greenville MLS
• 2025-09-26 Listed $323,000 Greater Greenville MLS
• 2025-09-12 Sold (Public Records) $275,300 Public Records
• 2025-08-04 Listing Removed — Greater Greenville MLS
• 2025-07-23 Price Changed $327,000 Greater Greenville MLS
• 2025-06-13 Listed $334,900 Greater Greenville MLS
• 2023-09-06 Listed $340,000 Greater Greenville MLS
• 2023-09-06 Listing Removed — Greater Greenville MLS
• 2020-09-24 Sold (MLS) $229,840 Greater Greenville MLS
• 2020-08-12 Listed — Greater Greenville MLS
• 2020-08-12 Listed $229,840 Greater Greenville MLS

Property tax history

+1.9%/yr

Latest (2025): $1,547 · +3.3% YoY. Source: county tax records.