775 Elmbrook Dr · Mauldin, SC 29681

$250,000

3 bd · 2.5 ba · 1,552 sqft · SingleFamily public records · 56 Days on market

Built 2018 Est $293k · 15% under $135/mo HOA · 7% of rent ↓ 6% since listing

---

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 +14.1/15.0
• Cash flow +12.0/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET due to no fault of the sellers. Situation for buyer changed and had to back out. Their loss is your gain! Fabulously maintained townhome with 3 bedrooms, 2.5 baths, and 1 car garage. You will love this open floorplan with the solid white maple cabinets, creama carmel granite countertops in kitchen with pre-engineered hardwood flooring throughout main level, and larger white moldings throughout. Enjoy entertaining in the open kitchen and living area with plenty of room for a dining space. Upstairs you will find 3 bedrooms, 2 full baths and the laundry room conveniently located near the bedrooms. The extra large master suite features a very large closet and extra storage closet. The backyard is private. Other features include a dual zoned HVAC system, attic storage, 2" faux wood blinds, stainless steel appliances and side by side GE Refrigerator. Washer and Dryer also included. Don't miss out on this fabulous home in fabulous location convenient to I385 and the Southern Connector.

Key facts

• Lawn care included
• Walk-in closet
• Private full bath

Tags

• PRIVATE FULL BATH
• WALK-IN CLOSET
• WALK-IN LAUNDRY ROOM
• QUIET COMMUNITY
• LAWN CARE INCLUDED
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association exists; HOA covers common area insurance, exterior maintenance, lawn maintenance, street lights, and termite contract; HOA governed by by-laws and restrictive covenants; Pet restrictions; Gated community

Exterior

• Parking: Attached 1-car garage with door opener; Paved driveway; Garage storage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater; Natural gas available
• Home design: 2-story residential property; Built in 2018; Slab foundation
• Construction: Composition shingle roof; Stone and vinyl siding; Slab foundation; Built in 2018
• Exterior features: Patio; Porch; Vinyl/aluminum trim; Stone and vinyl siding exterior; Level lot; Approximate lot dimensions 21 x 81 x 21 x 81

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; 12 x 12 kitchen; Granite countertops
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower only, and walk-in closet; Second bedroom (9 x 12); Third bedroom (9 x 12); Master bedroom (19 x 18)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling; Electric water heater
• Interior features: Attic with disappearing stairs; Cable available; 9+ ft ceilings; Ceiling fans; Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closets; Gas log ventless fireplace (1)
• Laundry & utility: Laundry on 2nd floor (walk-in)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-60 ($-725/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.4% below list).
• Recommended offer: $207k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% 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: Bethel Elementary (math 61% / reading 59%, grade B-, #87 of 597 statewide, top 15%, 897 students, 52% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 531 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,502 (17.4% 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 56 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $293,328
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Edith Dr	0.41mi	3/2.0	1,522 (-2%)	11mo	$311,500	$205	66
100 Fernande Dr	0.68mi	3/2.0	1,520 (-2%)	2mo	$275,000	$181	61
409 Drury Ln	0.51mi	3/2.0	1,548 (-0%)	21mo	$293,000	$189	56
106 Greenapple Way	0.20mi	3/2.0	1,680 (+8%)	23mo	$275,000	$164	56

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-42,061
• Equity at exit: $37,276

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-31,940
• Equity at exit: $21,615

Cash invested: $70,000 (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 29681

• Rents YoY: 4.1%
• Active inventory: 531
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$104
• HOA: −$135
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-60

Break-even live

Break-even rent $2,142

Max offer price $239,325

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $10	+0% $-60	+5% $-131	+10% $-202
Rent	-10% $-224	-5% $-142	+0% $-60	+5% $21	+10% $103
Rate	-1.0pp $65	-0.5pp $3	base $-60	+0.5pp $-125	+1.0pp $-191

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Stonebriar St Simpsonville, SC	3.0	2.5	1550	$1,695	$1.09	5d	1	0.08mi
826 Stonebriar St Unit 1 Simpsonville, SC	3.0	2.5	2063	$2,295	$1.11	21d	1	0.10mi
24 Bay Springs Dr Simpsonville, SC	3.0	2.5	1548	$1,795	$1.16	25d	1	0.16mi
535 Brookwood Point Pl Simpsonville, SC	1.0–3.0	1.0–2.0	1046	$1,698	$1.62	5d	26	0.22mi
1617 Bethel Rd Simpsonville, SC	3.0	2.0	1700	$2,150	$1.26	25d	1	0.44mi
1316 NE Main St Simpsonville, SC	2.0–4.0	2.5	1612	$2,377	$1.47	5d	31	0.55mi
336 Lograto Ln Simpsonville, SC	3.0	2.5	1567	$1,849	$1.18	25d	1	0.64mi
100 Evergrace Way Mauldin, SC	3.0	2.0	1645	$2,298	$1.40	5d	6	1.32mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 26 events

1. 2026-06-22
   days on market $250,000 Active 56 DOM
2. 2026-06-18
   days on market $250,000 Active 53 DOM
3. 2026-06-17
   days on market $250,000 Active 52 DOM
4. 2026-06-16
   days on market $250,000 Active 51 DOM
5. 2026-06-15
   days on market $250,000 Active 50 DOM
6. 2026-06-13
   days on market $250,000 Active 48 DOM
7. 2026-06-13
   days on market $250,000 Active 47 DOM
8. 2026-06-10
   days on market $250,000 Active 45 DOM
9. 2026-06-09
   days on market $250,000 Active 44 DOM
10. 2026-06-08
    days on market $250,000 Active 43 DOM
11. 2026-06-07
    days on market $250,000 Active 42 DOM
12. 2026-06-03
    days on market $250,000 Active 38 DOM
13. 2026-06-03
    days on market $250,000 Active 37 DOM
14. 2026-06-01
    days on market $250,000 Active 36 DOM
15. 2026-05-31
    days on market $250,000 Active 35 DOM
16. 2026-05-12
    price $250,000
17. 2026-04-26
    listed $255,000 Active
18. 2026-04-24
    historical
19. 2026-03-19
    price $268,000
20. 2026-01-10
    listed $270,000 Active
21. 2022-08-23
    soldstatus $265,000
22. 2022-08-22
    soldstatus $265,000 Sold 1014-char remark

    Show marketing remark (1014 chars)

    BACK ON MARKET due to no fault of the sellers. Situation for buyer changed and had to back out. Their loss is your gain! Fabulously maintained townhome with 3 bedrooms, 2.5 baths, and 1 car garage. You will love this open floorplan with the solid white maple cabinets, creama carmel granite countertops in kitchen with pre-engineered hardwood flooring throughout main level, and larger white moldings throughout. Enjoy entertaining in the open kitchen and living area with plenty of room for a dining space. Upstairs you will find 3 bedrooms, 2 full baths and the laundry room conveniently located near the bedrooms. The extra large master suite features a very large closet and extra storage closet. The backyard is private. Other features include a dual zoned HVAC system, attic storage, 2" faux wood blinds, stainless steel appliances and side by side GE Refrigerator. Washer and Dryer also included. Don't miss out on this fabulous home in fabulous location convenient to I385 and the Southern Connector.

23. 2022-07-23
    historical Contingency Contract 1014-char remark

    Show marketing remark (1014 chars)

    BACK ON MARKET due to no fault of the sellers. Situation for buyer changed and had to back out. Their loss is your gain! Fabulously maintained townhome with 3 bedrooms, 2.5 baths, and 1 car garage. You will love this open floorplan with the solid white maple cabinets, creama carmel granite countertops in kitchen with pre-engineered hardwood flooring throughout main level, and larger white moldings throughout. Enjoy entertaining in the open kitchen and living area with plenty of room for a dining space. Upstairs you will find 3 bedrooms, 2 full baths and the laundry room conveniently located near the bedrooms. The extra large master suite features a very large closet and extra storage closet. The backyard is private. Other features include a dual zoned HVAC system, attic storage, 2" faux wood blinds, stainless steel appliances and side by side GE Refrigerator. Washer and Dryer also included. Don't miss out on this fabulous home in fabulous location convenient to I385 and the Southern Connector.

24. 2022-07-20
    status Active 1014-char remark

    Show marketing remark (1014 chars)

    BACK ON MARKET due to no fault of the sellers. Situation for buyer changed and had to back out. Their loss is your gain! Fabulously maintained townhome with 3 bedrooms, 2.5 baths, and 1 car garage. You will love this open floorplan with the solid white maple cabinets, creama carmel granite countertops in kitchen with pre-engineered hardwood flooring throughout main level, and larger white moldings throughout. Enjoy entertaining in the open kitchen and living area with plenty of room for a dining space. Upstairs you will find 3 bedrooms, 2 full baths and the laundry room conveniently located near the bedrooms. The extra large master suite features a very large closet and extra storage closet. The backyard is private. Other features include a dual zoned HVAC system, attic storage, 2" faux wood blinds, stainless steel appliances and side by side GE Refrigerator. Washer and Dryer also included. Don't miss out on this fabulous home in fabulous location convenient to I385 and the Southern Connector.

25. 2022-07-19
    historical Contingency Contract 1014-char remark

    Show marketing remark (1014 chars)

    BACK ON MARKET due to no fault of the sellers. Situation for buyer changed and had to back out. Their loss is your gain! Fabulously maintained townhome with 3 bedrooms, 2.5 baths, and 1 car garage. You will love this open floorplan with the solid white maple cabinets, creama carmel granite countertops in kitchen with pre-engineered hardwood flooring throughout main level, and larger white moldings throughout. Enjoy entertaining in the open kitchen and living area with plenty of room for a dining space. Upstairs you will find 3 bedrooms, 2 full baths and the laundry room conveniently located near the bedrooms. The extra large master suite features a very large closet and extra storage closet. The backyard is private. Other features include a dual zoned HVAC system, attic storage, 2" faux wood blinds, stainless steel appliances and side by side GE Refrigerator. Washer and Dryer also included. Don't miss out on this fabulous home in fabulous location convenient to I385 and the Southern Connector.

26. 2022-07-15
    listed $265,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    BACK ON MARKET due to no fault of the sellers. Situation for buyer changed and had to back out. Their loss is your gain! Fabulously maintained townhome with 3 bedrooms, 2.5 baths, and 1 car garage. You will love this open floorplan with the solid white maple cabinets, creama carmel granite countertops in kitchen with pre-engineered hardwood flooring throughout main level, and larger white moldings throughout. Enjoy entertaining in the open kitchen and living area with plenty of room for a dining space. Upstairs you will find 3 bedrooms, 2 full baths and the laundry room conveniently located near the bedrooms. The extra large master suite features a very large closet and extra storage closet. The backyard is private. Other features include a dual zoned HVAC system, attic storage, 2" faux wood blinds, stainless steel appliances and side by side GE Refrigerator. Washer and Dryer also included. Don't miss out on this fabulous home in fabulous location convenient to I385 and the Southern Connector.

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 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: $24,780
• − Mortgage interest: −$14,004
• − Property taxes: −$1,699
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$1,620
• − Depreciation: −$7,273
• Taxable loss: −$5,030
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $482/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): 68,650
• Household income: $114,986
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 865.0

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: 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%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Other Asian/Pacific 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: ▼ -144.64%
• Current HPI: 226.5252
• Rent YoY: ▲ 4.09%
• 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

-5.7% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $250,000 Greater Greenville MLS
• 2026-04-26 Listed $255,000 Greater Greenville MLS
• 2026-04-24 Listing Removed — Greater Greenville MLS
• 2026-03-19 Price Changed $268,000 Greater Greenville MLS
• 2026-01-10 Listed $270,000 Greater Greenville MLS
• 2022-08-23 Sold (Public Records) $265,000 Public Records
• 2022-08-22 Sold (MLS) $265,000 Greater Greenville MLS
• 2022-07-23 Contingent — Greater Greenville MLS
• 2022-07-20 Relisted — Greater Greenville MLS
• 2022-07-19 Contingent — Greater Greenville MLS
• 2022-07-15 Listed $265,000 Greater Greenville MLS

Property tax history

+20.9%/yr

Latest (2025): $1,699 · -5.9% YoY. Source: county tax records.