106 Baldwin Cir · Mauldin, SC 29662-1804

$285,000

3 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.27 ac lot Est $307k · 7% under

---

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 +11.5/30.0
• ARV discount +10.7/15.0
• Appreciation +5.0/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

106 Baldwin Cir, Mauldin, SC 29662 Charming vinyl-sided ranch home for sale in Mauldin, SC, offering single-level, move-in ready living just minutes from downtown Greenville and Five Forks. This 3-bedroom, 2-bathroom home sits on a level, fenced 0.27-acre lot and features approx. 1,968 heated square feet with a split bedroom floor plan and primary bedroom complete with a walk-in closet. The bright living room centers around a cozy fireplace, a dedicated dining room perfect for entertaining. The eat-in kitchen includes a pantry closet, built-in microwave, dishwasher, and electric range. A flexible office/study offers the perfect home office, playroom, or guest space. Step outside to enjoy t

Key facts

• Eat in kitchen
• Walk in closet
• Pantry closet

Tags

• VINYL SIDED RANCH HOME
• SPLIT BEDROOM FLOOR PLAN
• WALK IN CLOSET
• DEDICATED DINING ROOM
• EAT IN KITCHEN
• PANTRY CLOSET

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Natural gas available; Electric service
• Home design: Single-story home; Built in 1972; Slab foundation; Vinyl siding; Composition shingle roof
• Construction: Vinyl siding construction; Composition shingle roof; Slab foundation; Approximately 1972 construction (50+ years old)
• Exterior features: Front porch; Patio; Fenced, level yard

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Built-in microwave
• Bedrooms: Primary bedroom with full bath and walk-in closet (15 x 11); Second bedroom (11 x 12); Third bedroom (11 x 14)
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central electric cooling; Gas water heater
• Interior features: Granite countertops; Pantry closet; Gas log fireplace
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (27.9% below list).
• Recommended offer: $205k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 1 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $285k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,378 (27.9% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $307,008
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Baldwin Cir	0.09mi	3/2.0	1,913 (-3%)	3mo	$310,000	$162	89
314 Mimosa Dr	0.28mi	3/2.0	2,002 (+2%)	22mo	$295,000	$147	66
9 Bethel Oaks Ct	0.53mi	4/2.5 (+1)	1,977 (+0%)	3mo	$320,000	$162	65
1 Appalachian Ln	0.75mi	4/2.0 (+1)	1,837 (-7%)	1mo	$287,000	$156	48
2 Bethel Oaks Ct	0.51mi	4/2.5 (+1)	2,159 (+10%)	8mo	$282,000	$131	46
106 Greenapple Way	0.32mi	3/2.0	1,680 (-15%)	23mo	$275,000	$164	42
106 Jodibrook Ct	0.73mi	4/2.5 (+1)	2,190 (+11%)	16mo	$290,000	$132	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.35×
• Total profit: $28,329
• Equity at exit: $128,148

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $108,957
• Equity at exit: $197,492

Cash invested: $79,800 (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 29662-1804

• Active inventory: 1
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-92

Break-even live

Break-even rent $2,171

Max offer price $268,696

Occupancy floor 99%

Sensitivity live

Price	-10% $69	-5% $-12	+0% $-92	+5% $-173	+10% $-254
Rent	-10% $-255	-5% $-173	+0% $-92	+5% $-11	+10% $70
Rate	-1.0pp $51	-0.5pp $-20	base $-92	+0.5pp $-166	+1.0pp $-241

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1617 Bethel Rd Simpsonville, SC	3.0	2.0	1700	$2,150	$1.26	25d	1	0.33mi
813 Stonebriar St Simpsonville, SC	3.0	2.5	1550	$1,695	$1.09	5d	1	0.56mi
826 Stonebriar St Unit 1 Simpsonville, SC	3.0	2.5	2063	$2,295	$1.11	21d	1	0.58mi
535 Brookwood Point Pl Simpsonville, SC	1.0–3.0	1.0–2.0	1046	$1,698	$1.62	5d	26	0.61mi
24 Bay Springs Dr Simpsonville, SC	3.0	2.5	1548	$1,795	$1.16	25d	1	0.61mi
336 Lograto Ln Simpsonville, SC	3.0	2.5	1567	$1,849	$1.18	25d	1	0.68mi
100 Evergrace Way Mauldin, SC	3.0	2.0	1645	$2,298	$1.40	5d	6	0.91mi
1316 NE Main St Simpsonville, SC	2.0–4.0	2.5	1612	$2,377	$1.47	5d	31	1.02mi
2001 Double Creek Pl Greenville, SC	1.0–3.0	1.0–2.0	1033	$2,366	$2.29	4d	11	1.30mi
311 Bolli ST Mauldin, SC	3.0	2.0	1735	$2,266	$1.31	16d	4	1.35mi

Listing history 5 events

1. 2026-06-15
   status $285,000 Pending 4 DOM
2. 2026-06-15
   days on market $285,000 Active 4 DOM
3. 2026-06-13
   days on market $285,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $285,000 Active 1 DOM

ⓘ 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: $1,218 · $101/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$407/yr (+$34/mo · 33.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 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: $24,645
• − Mortgage interest: −$15,964
• − Property taxes: −$1,218
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$8,291
• Taxable loss: −$6,196
• Est. tax savings @ 24.0%: +$1,487
• After-tax cash flow: $379/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+579.4% since first listed

3 events — show timeline

• 2026-06-11 Listed $285,000 Greater Greenville MLS
• 1989-02-21 Sold (Public Records) $70,000 Public Records
• 1979-08-01 Sold (Public Records) $41,950 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,218 · +4.2% YoY. Source: county tax records.