104 Wilson School St · Simpsonville, SC 29681

$383,985

5 bd · 3.0 ba · 2,428 sqft · SingleFamily · 303 Days on market

Built 2026 Good condition 2-car garage $158/sqft · 11% below area Est $432k · 11% under ↓ 7% 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).

• ARV discount +12.5/15.0
• Cash flow +5.5/30.0
• Schools +5.0/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Prelude floor plan features 2,428 square feet of thoughtfully designed two-story living with 3 to 5 bedrooms and 2.5 to 3 baths. A spacious kitchen anchors the main floor, offering plenty of room for cooking and gathering. The first floor includes a dedicated home office or study, perfect for remote work or quiet focus. Upstairs, an additional office space provides even more flexibility for work, hobbies, or homework. With a 2-car garage and generous living areas throughout, the Prelude is built for modern lifestyles. Images are representative of the Prelude plan.

Key facts

• Spacious kitchen
• 2 garage spots
• Built 2026

Tags

• SPACIOUS KITCHEN
• DEDICATED HOME OFFICE
• ADDITIONAL OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $384k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-815 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (39.4% below list).
• Recommended offer: $233k (39.4% below list) — sets the bar for 1% rule.

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: Simpsonville Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 744 students, 71% FRL) — zoned schools average 71% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 916 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 303 days — a 12% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 5 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 $232,794 (39.4% 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 303 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.09%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $432,010
• List price: $383,985
• Delta: -11.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Wilson School St	0.20mi	4/3.0 (-1)	2,262 (-7%)	2mo	$369,900	$164	73
401 Woodland Oaks Ct	0.48mi	4/3.0 (-1)	2,328 (-4%)	2mo	$482,000	$207	64
362 Bridge Crossing Dr	0.57mi	4/2.5 (-1)	2,433 (+0%)	4mo	$389,000	$160	63
209 Blue Danube Dr	0.43mi	4/3.0 (-1)	2,216 (-9%)	2mo	$435,000	$196	59
8 Toynbee Dr	0.52mi	4/2.5 (-1)	2,531 (+4%)	4mo	$475,000	$188	58
415 Bridge Crossing Dr	0.67mi	4/2.5 (-1)	2,453 (+1%)	4mo	$394,957	$161	57
205 Plain Post Trl	0.75mi	4/2.5 (-1)	2,474 (+2%)	1mo	$431,990	$175	54
204 Nicolet Dr	0.71mi	4/2.5 (-1)	2,531 (+4%)	3mo	$415,000	$164	50
206 Nicolet Dr	0.71mi	4/3.5 (-1)	2,531 (+4%)	4mo	$416,650	$165	50
14 Briarwood Ct	0.55mi	4/3.0 (-1)	2,139 (-12%)	4mo	$470,000	$220	46
12 Briarwood Ct	0.57mi	4/3.0 (-1)	2,099 (-14%)	1mo	$470,000	$224	45
336 Blue Danube Dr	0.61mi	4/3.0 (-1)	2,108 (-13%)	5mo	$390,000	$185	41

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -31.3%
• Equity multiple: -0.04×
• Total profit: $-111,486
• Equity at exit: $57,253

10-year hold

• IRR: -29.9%
• Equity multiple: -0.42×
• Total profit: $-152,913
• Equity at exit: $33,200

Cash invested: $107,516 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 47 active · 32 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $410,000 ($172/sqft)
• Median days on market: 83 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29681

• Rents YoY: 4.1%
• Active inventory: 916
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$2,014
• Tax est. 1.5%: −$480 /mo · $5,760/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-815

Break-even live

Break-even rent $3,359

Max offer price $266,117

Occupancy floor —

Sensitivity live

Price	-10% $-549	-5% $-682	+0% $-815	+5% $-947	+10% $-1,080
Rent	-10% $-998	-5% $-907	+0% $-815	+5% $-723	+10% $-631
Rate	-1.0pp $-621	-0.5pp $-717	base $-815	+0.5pp $-914	+1.0pp $-1,015

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: $95,996
• Closing costs: $11,520
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Goldburn Way Simpsonville, SC	4.0	3.5	2376	$1,861	$0.78	7d	1	1.07mi
310 Ashborne Ln Simpsonville, SC	4.0	3.5	2376	$1,896	$0.80	22d	1	1.07mi
602 Goldburn Way Simpsonville, SC	4.0	4.0	2376	$2,041	$0.86	108d	1	1.08mi
627 Goldburn Way Simpsonville, SC	4.0	3.5	2376	$2,326	$0.98	108d	1	1.10mi
611 Goldburn Way Simpsonville, SC	4.0	3.5	2376	$2,125	$0.89	0d	1	1.10mi
619 Goldburn Way Simpsonville, SC	4.0	3.5	2376	$1,881	$0.79	10d	1	1.10mi
607 Goldburn Way Simpsonville, SC	4.0	4.0	2376	$2,201	$0.93	162d	1	1.11mi
248 Elmhaven Dr Simpsonville, SC	4.0	2.5	2237	$2,250	$1.01	10d	1	1.12mi
7 Corsica Ct Simpsonville, SC	4.0	3.5	2200	$2,327	$1.06	29d	1	1.16mi
103 Poinsettia Dr Simpsonville, SC	4.0	2.0	1700	$5,800	$3.41	55d	1	1.18mi
731 Liberty Walk Ln Simpsonville, SC	4.0	2.5	1747	$1,895	$1.08	118d	1	1.27mi
202 Newgate Dr Simpsonville, SC	4.0	2.0	1656	$1,795	$1.08	155d	1	1.40mi
306 Gibby Ln Simpsonville, SC	5.0	2.5	2560	$2,381	$0.93	36d	1	1.42mi
272 Oak Branch Dr Simpsonville, SC	5.0	3.0	2700	$2,660	$0.99	55d	1	1.44mi

Property features AI

Finance

• Other: Community amenities include some sidewalks, playground, pool, dog park, neighborhood lake/pond, walking trails, and pet-friendly policy
• HOA & community: Homeowners association presentHOA covers common area insurance, common area electric and gas, pool, street lights, and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached 2-car garageDriveway parking on paved concrete
• Utilities: Public waterPublic sewerPublic garbage pickupAttached garage (utility listed with property)
• Home design: Two-story homeModel: PreludeUnder construction
• Construction: Vinyl siding exteriorArchitectural roofSlab foundationBuilt by Dream Finders Homes
• Exterior features: Front porch and additional porchSidewalksNeighborhood lake/pondWalking trailsPlaygroundDog parkCommon areas and pool

Interior

• Kitchen: Cooktop (gas)Gas ovenBuilt-in microwaveDishwasherGarbage disposalPantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only, and walk-in closet (approx. 12 x 17)Second bedroom approx. 12 x 11Third bedroom approx. 11 x 11Fourth bedroom approx. 12 x 13Fifth bedroom approx. 12 x 10One bedroom on the main level
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Three full bathrooms totalOne full bathroom on the main level
• Heating & cooling: Natural gas heatingCentral forced coolingTankless water heater
• Interior features: Cable available9-foot (or higher) smooth ceilingsSolid surface countertopsOpen floor planSmoke detectorWalk-in closetsPantry with closet and walk-in optionsNo fireplace
• Laundry & utility: Walk-in laundryAttic and garage storage

Listing history 50 events

1. 2026-11-08
   days on market $383,985 Active 303 DOM
2. 2026-11-07
   days on market $383,985 Active 302 DOM
3. 2026-11-06
   days on market $383,985 Active 301 DOM
4. 2026-11-05
   days on market $383,985 Active 300 DOM
5. 2026-11-04
   days on market $383,985 Active 299 DOM
6. 2026-11-02
   days on market $383,985 Active 297 DOM
7. 2026-11-01
   days on market $383,985 Active 296 DOM
8. 2026-10-31
   days on market $383,985 Active 295 DOM
9. 2026-10-30
   days on market $383,985 Active 294 DOM
10. 2026-10-29
    days on market $383,985 Active 293 DOM
11. 2026-10-28
    days on market $383,985 Active 292 DOM
12. 2026-10-27
    days on market $383,985 Active 291 DOM
13. 2026-10-26
    days on market $383,985 Active 290 DOM
14. 2026-10-25
    days on market $383,985 Active 289 DOM
15. 2026-10-24
    days on market $383,985 Active 288 DOM
16. 2026-10-23
    days on market $383,985 Active 287 DOM
17. 2026-10-22
    days on market $383,985 Active 286 DOM
18. 2026-10-21
    days on market $383,985 Active 285 DOM
19. 2026-10-20
    days on market $383,985 Active 284 DOM
20. 2026-10-19
    days on market $383,985 Active 283 DOM
21. 2026-10-18
    days on market $383,985 Active 282 DOM
22. 2026-10-17
    days on market $383,985 Active 281 DOM
23. 2026-10-16
    days on market $383,985 Active 280 DOM
24. 2026-10-15
    days on market $383,985 Active 279 DOM
25. 2026-10-14
    days on market $383,985 Active 278 DOM
26. 2026-10-13
    days on market $383,985 Active 277 DOM
27. 2026-10-12
    days on market $383,985 Active 276 DOM
28. 2026-10-11
    days on market $383,985 Active 275 DOM
29. 2026-10-10
    days on market $383,985 Active 274 DOM
30. 2026-10-09
    days on market $383,985 Active 273 DOM
31. 2026-10-08
    days on market $383,985 Active 272 DOM
32. 2026-10-07
    days on market $383,985 Active 271 DOM
33. 2026-10-06
    days on market $383,985 Active 270 DOM
34. 2026-10-05
    days on market $383,985 Active 269 DOM
35. 2026-10-04
    days on market $383,985 Active 268 DOM
36. 2026-10-04
    days on market $383,985 Active 267 DOM
37. 2026-10-02
    days on market $383,985 Active 266 DOM
38. 2026-10-01
    days on market $383,985 Active 265 DOM
39. 2026-09-30
    days on market $383,985 Active 264 DOM
40. 2026-09-29
    remarks 699-char remark
41. 2026-09-29
    pricedays on marketlisting id $383,985 Active 263 DOM
42. 2026-09-27
    pricedays on market $381,979 Active 58 DOM
43. 2026-09-25
    days on market $379,755 Active 56 DOM
44. 2026-09-24
    days on market $379,755 Active 55 DOM
45. 2026-09-23
    days on market $379,755 Active 54 DOM
46. 2026-09-22
    days on market $379,755 Active 53 DOM
47. 2026-09-21
    days on market $379,755 Active 52 DOM
48. 2026-09-20
    days on market $379,755 Active 51 DOM
49. 2026-09-19
    days on market $379,755 Active 50 DOM
50. 2026-09-18
    days on market $379,755 Active 49 DOM

ⓘ 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: $27,935
• − Mortgage interest: −$21,509
• − Property taxes: −$5,760
• − Insurance: −$1,920
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$11,170
• Taxable loss: −$16,894
• Est. tax savings @ 24.0%: +$4,054
• After-tax cash flow: $-5,720/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $12,140–$36,420 screening

This single-family home is in good condition with a good condition score of 80. It has a good exterior, flooring, and interior walls/paint. The bathrooms and roof are in good condition. The home is ready for a cosmetic rehab with minor maintenance needed. The highest-ROI updates would be to paint the exterior trim, install a smart home security system, and add a smart thermostat.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Both Install smart home security system — Improves safety and adds modern amenities ↑
• Both Add smart thermostat — Saves energy and adds convenience ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Simpsonville Elementary C- SC #145/597 Nat'l #11,263/41,679 Middle Bryson Middle F SC #147/229 Nat'l #9,659/14,009 High Hillcrest High B+ SC #57/196 Nat'l #2,083/17,239

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

A Composite livability gradescore 87/100

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 · 574,580 people
• City population: 104,420
• Metro: Greenville-Anderson, SC
• Population (ZIP): 68,650
• Household income: $114,986
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -144.64%
• Current HPI: 226.5252
• Rent YoY: ▲ 4.09%
• 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

• Other: Community amenities include some sidewalks, playground, pool, dog park, neighborhood lake/pond, walking trails, and pet-friendly policy
• HOA & community: Homeowners association presentHOA covers common area insurance, common area electric and gas, pool, street lights, and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached 2-car garageDriveway parking on paved concrete
• Utilities: Public waterPublic sewerPublic garbage pickupAttached garage (utility listed with property)
• Home design: Two-story homeModel: PreludeUnder construction
• Construction: Vinyl siding exteriorArchitectural roofSlab foundationBuilt by Dream Finders Homes
• Exterior features: Front porch and additional porchSidewalksNeighborhood lake/pondWalking trailsPlaygroundDog parkCommon areas and pool

Interior

• Kitchen: Cooktop (gas)Gas ovenBuilt-in microwaveDishwasherGarbage disposalPantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only, and walk-in closet (approx. 12 x 17)Second bedroom approx. 12 x 11Third bedroom approx. 11 x 11Fourth bedroom approx. 12 x 13Fifth bedroom approx. 12 x 10One bedroom on the main level
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Three full bathrooms totalOne full bathroom on the main level
• Heating & cooling: Natural gas heatingCentral forced coolingTankless water heater
• Interior features: Cable available9-foot (or higher) smooth ceilingsSolid surface countertopsOpen floor planSmoke detectorWalk-in closetsPantry with closet and walk-in optionsNo fireplace
• Laundry & utility: Walk-in laundryAttic and garage storage

Price history

-6.6% since first listed

18 events — show timeline

• 2026-07-31 Listed $379,749 Greater Greenville MLS
• 2026-07-31 Listing Removed — Greater Greenville MLS
• 2026-07-18 Price Changed $379,749 Greater Greenville MLS
• 2026-07-18 Price Changed $379,755 Zillow
• 2026-06-02 Price Changed $382,754 Zillow
• 2026-06-02 Listed $382,749 Greater Greenville MLS
• 2026-06-01 Listing Removed — Greater Greenville MLS
• 2026-05-31 Price Changed $382,749 Greater Greenville MLS
• 2026-05-25 Price Changed $385,979 Zillow
• 2026-05-05 Listed $384,979 Greater Greenville MLS
• 2026-05-04 Price Changed $384,979 Zillow
• 2026-02-27 Price Changed $389,949 Zillow
• 2026-02-23 Relisted — Zillow
• 2026-02-23 Delisted — Zillow
• 2026-02-20 Price Changed $389,749 Zillow
• 2026-02-07 Price Changed $389,069 Zillow
• 2026-01-20 Price Changed $409,069 Zillow
• 2026-01-08 Listed $406,669 Zillow