101 Agewood Dr · Simpsonville, SC 29680

$180,000

3 bd · 1.5 ba · 2,352 sqft · SingleFamily public records · 3 Days on market

Built 1976 0.32 ac lot

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Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

101 Agewood is a great home and boasts some wonderful updates! The kitchen is recently renovated and has lovely new cabinets, updated countertops and new appliances down to the garbage disposal!! All of the appliances will remain, including the washer and dryer! The kitchen is large enough for a table or you can use the adjacent space as a formal dining room. The master bedroom is located on this level and has private access to the full bathroom – which is also recently renovated with ceramic tile floors. There are two additional bedrooms and they share a half bath. There is also a nicely sized den, perfect for game night or just watching TV. The carpets have just been cleaned, there is fresh paint throughout and there is also a new roof as of 6/2015. There is also new insulation in the attic. All you need to do is make this house a home by adding your personal touch! The exterior has a large covered deck and there are even two outbuildings to accommodate your lawn equipment! The driveway provides plenty of parking space with the extra pad. The backyard is completely fenced. This home is located very near Plain Elementary and provides easy access to I385. Come take a look at this dollhouse today!!

Key facts

• Spacious yard
• Room to reimagine
• Corner lot

Tags

• CORNER LOT
• SPACIOUS YARD
• ROOM TO REIMAGINE

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Paved concrete driveway; No garage
• Utilities: Public water; Public sewer; Electric water heater; Public garbage pickup
• Home design: Two-story residence; Approximately 50+ years old; Lead-based paint disclosure required; Residential property disclosure required
• Construction: Composition shingle roof; Slab foundation
• Exterior features: Deck; Thermal windows; Partially brick veneer and vinyl siding exterior; Corner lot with fenced yard, level terrain and some trees; Outbuilding for storage

Interior

• Kitchen: Kitchen approx. 15 x 10; Cooktop (smooth); Dishwasher
• Bedrooms: Two bedrooms on the main level; Primary bedroom features a full bath, tub/shower and walk-in closet; Primary bedroom approx. 20 x 11; Second bedroom approx. 11 x 9; Third bedroom approx. 11 x 9
• Flooring: Carpet; Laminate flooring
• Bathrooms: One full bathroom on the main level; One half bathroom
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Cable available; Ceiling fans; Smoke detectors; Walk-in closet(s); Laminate countertops
• Laundry & utility: Walk-in laundry; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.7% 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: Plain Elementary (math 60% / reading 63%, grade B, #76 of 597 statewide, top 13%, 932 students, 54% FRL).
• Zoned-school proficiency averages 62% at this address vs 49% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago 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.
• Current owner paid $112k; list at $180k implies a 61% gain — meaningful room to come down on a strong offer.

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 $180,000

Questions for the listing agent

1. Built in 1976 — 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 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?
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: 1.24% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $416,304
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Evansdale Way	0.08mi	3/2.0	2,453 (+4%)	11mo	$420,000	$171	78
221 Evansdale Way	0.13mi	3/2.0	2,191 (-7%)	20mo	$389,900	$178	64
505 Hudders Creek Way	0.63mi	3/2.5	2,241 (-5%)	15mo	$395,000	$176	46
203 Redmont Ct	0.72mi	3/2.5	2,176 (-8%)	8mo	$360,000	$165	43
508 Bellgreen Ave	0.72mi	3/2.0	2,172 (-8%)	12mo	$435,000	$200	42
106 Redmont Ct	0.73mi	3/2.0	2,173 (-8%)	14mo	$460,000	$212	40
315 Loxley Dr	0.68mi	4/3.0 (+1)	2,574 (+9%)	17mo	$455,000	$177	28

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $12,075
• Equity at exit: $26,839

10-year hold

• IRR: 15.4%
• Equity multiple: 2.24×
• Total profit: $62,546
• Equity at exit: $15,563

Cash invested: $50,400 (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: 245
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$944
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $654

Break-even live

Break-even rent $1,408

Max offer price $180,000

Occupancy floor 66%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7001 Wiley Dr Simpsonville, SC	1.0–3.0	1.0–2.0	1517	$2,100	$1.38	3d	39	0.69mi
127 Ashdown Dr Simpsonville, SC	3.0	2.0	1600	$1,945	$1.22	11d	1	0.84mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	19d	1	1.05mi
114 Edwards St Simpsonville, SC	4.0	4.0	1800	$1,850	$1.03	14d	1	1.10mi
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	3d	1	1.11mi
41 Border Ave Simpsonville, SC	3.0	2.5	2638	$2,395	$0.91	23d	1	1.12mi
4 Bellflower Ct Simpsonville, SC	4.0	3.5	2441	$2,900	$1.19	21d	1	1.18mi
10 Pasture View Ct Simpsonville, SC	3.0	2.0	1746	$1,895	$1.09	3d	1	1.40mi

Listing history 13 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $180,000 Active
3. 2015-09-16
   soldstatus $112,000
4. 2015-09-14
   soldstatus $112,000 Sold 1236-char remark

   Show marketing remark (1236 chars)

   101 Agewood is a great home and boasts some wonderful updates! The kitchen is recently renovated and has lovely new cabinets, updated countertops and new appliances down to the garbage disposal!! All of the appliances will remain, including the washer and dryer! The kitchen is large enough for a table or you can use the adjacent space as a formal dining room. The master bedroom is located on this level and has private access to the full bathroom – which is also recently renovated with ceramic tile floors. There are two additional bedrooms and they share a half bath. There is also a nicely sized den, perfect for game night or just watching TV. The carpets have just been cleaned, there is fresh paint throughout and there is also a new roof as of 6/2015. There is also new insulation in the attic. All you need to do is make this house a home by adding your personal touch! The exterior has a large covered deck and there are even two outbuildings to accommodate your lawn equipment! The driveway provides plenty of parking space with the extra pad. The backyard is completely fenced. This home is located very near Plain Elementary and provides easy access to I385. Come take a look at this dollhouse today!!

5. 2015-06-13
   historical Contingency Contract 1236-char remark

   Show marketing remark (1236 chars)

   101 Agewood is a great home and boasts some wonderful updates! The kitchen is recently renovated and has lovely new cabinets, updated countertops and new appliances down to the garbage disposal!! All of the appliances will remain, including the washer and dryer! The kitchen is large enough for a table or you can use the adjacent space as a formal dining room. The master bedroom is located on this level and has private access to the full bathroom – which is also recently renovated with ceramic tile floors. There are two additional bedrooms and they share a half bath. There is also a nicely sized den, perfect for game night or just watching TV. The carpets have just been cleaned, there is fresh paint throughout and there is also a new roof as of 6/2015. There is also new insulation in the attic. All you need to do is make this house a home by adding your personal touch! The exterior has a large covered deck and there are even two outbuildings to accommodate your lawn equipment! The driveway provides plenty of parking space with the extra pad. The backyard is completely fenced. This home is located very near Plain Elementary and provides easy access to I385. Come take a look at this dollhouse today!!

6. 2015-06-06
   listed $107,900 Active 1236-char remark

   Show marketing remark (1236 chars)

   101 Agewood is a great home and boasts some wonderful updates! The kitchen is recently renovated and has lovely new cabinets, updated countertops and new appliances down to the garbage disposal!! All of the appliances will remain, including the washer and dryer! The kitchen is large enough for a table or you can use the adjacent space as a formal dining room. The master bedroom is located on this level and has private access to the full bathroom – which is also recently renovated with ceramic tile floors. There are two additional bedrooms and they share a half bath. There is also a nicely sized den, perfect for game night or just watching TV. The carpets have just been cleaned, there is fresh paint throughout and there is also a new roof as of 6/2015. There is also new insulation in the attic. All you need to do is make this house a home by adding your personal touch! The exterior has a large covered deck and there are even two outbuildings to accommodate your lawn equipment! The driveway provides plenty of parking space with the extra pad. The backyard is completely fenced. This home is located very near Plain Elementary and provides easy access to I385. Come take a look at this dollhouse today!!

7. 2010-07-06
   soldstatus $101,000
8. 2010-07-02
   soldstatus $101,000 253-char remark

   Show marketing remark (253 chars)

   CUTE HOME LOCATED ON A CORNER LOT WITH 3 BEDROOMS, LIVING ROOM, DINING ROOM..ALSO FEATURES A COVERED DECK AREA WITH FENCED IN BACKYARD & 2 STORAGE BUILDINGS THAT WILL REMAIN........ALL APPLIANCES WILL CONVEY TO BUYER INCLUDING WASHER & DRYER....

9. 2010-05-24
   historical 253-char remark

   Show marketing remark (253 chars)

   CUTE HOME LOCATED ON A CORNER LOT WITH 3 BEDROOMS, LIVING ROOM, DINING ROOM..ALSO FEATURES A COVERED DECK AREA WITH FENCED IN BACKYARD & 2 STORAGE BUILDINGS THAT WILL REMAIN........ALL APPLIANCES WILL CONVEY TO BUYER INCLUDING WASHER & DRYER....

10. 2010-03-03
    listed $109,000 253-char remark

    Show marketing remark (253 chars)

    CUTE HOME LOCATED ON A CORNER LOT WITH 3 BEDROOMS, LIVING ROOM, DINING ROOM..ALSO FEATURES A COVERED DECK AREA WITH FENCED IN BACKYARD & 2 STORAGE BUILDINGS THAT WILL REMAIN........ALL APPLIANCES WILL CONVEY TO BUYER INCLUDING WASHER & DRYER....

11. 1990-09-24
    soldstatus $53,000
12. 1988-10-27
    soldstatus $46,500
13. 1980-08-01
    soldstatus $38,000

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,828
• − Mortgage interest: −$10,083
• − Property taxes: −$1,124
• − Insurance: −$900
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$5,236
• Taxable income: $5,192
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $6,597/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

• Census place: Simpsonville, SC
• 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

+373.7% since first listed

13 events — show timeline

• 2026-05-22 Pending — Greater Greenville MLS
• 2026-05-19 Listed $180,000 Greater Greenville MLS
• 2015-09-16 Sold (Public Records) $112,000 Public Records
• 2015-09-14 Sold (MLS) $112,000 Greater Greenville MLS
• 2015-06-13 Contingent — Greater Greenville MLS
• 2015-06-06 Listed $107,900 Greater Greenville MLS
• 2010-07-06 Sold (Public Records) $101,000 Public Records
• 2010-07-02 Sold (MLS) $101,000 Greater Greenville MLS
• 2010-05-24 Listing Removed — Greater Greenville MLS
• 2010-03-03 Listed $109,000 Greater Greenville MLS
• 1990-09-24 Sold (Public Records) $53,000 Public Records
• 1988-10-27 Sold (Public Records) $46,500 Public Records
• 1980-08-01 Sold (Public Records) $38,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,124 · +3.6% YoY. Source: county tax records.