612 Westbury Way · Simpsonville, SC 29680

$294,900

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 20 Days on market

Built 2004 7,840 sqft lot Est $305k · at est. $32/mo HOA · 1% 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).

• Cash flow +11.7/30.0
• ARV discount +9.0/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 612 Westbury Way in Simpsonville, a well-maintained home conveniently located near shopping, dining, and everyday conveniences along Fairview Road. Situated in an established neighborhood, this property features a functional floor plan with comfortable living spaces, natural light throughout, and a layout designed for both everyday living and entertaining. The spacious living area flows into the kitchen and dining space, creating an inviting atmosphere for gatherings. The split-bedroom design provides added privacy, while the primary suite includes a walk-in closet and private bath. Additional bedrooms are well-sized and versatile for guests, a home office, or hobbies. Outside, enjoy a manageable yard with space for relaxing, gardening, or outdoor activities. A two-car garage and ample driveway parking add convenience. Located within close proximity to schools, parks, and major commuter routes, this home combines comfort and accessibility in the growing Simpsonville area.

Key facts

• Split bedroom design
• Well maintained home
• Private bath

Tags

• WELL MAINTAINED HOME
• FUNCTIONAL FLOOR PLAN
• NATURAL LIGHT
• SPLIT BEDROOM DESIGN
• WALK IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• HOA & community: Homeowners association (HOA) present; HOA includes pool; Community amenities include common areas, playground, and pool

Exterior

• Parking: Attached 2-car garage; Driveway with paved concrete parking
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; Electric power
• Home design: Single-story residential home; Architectural roof; Vinyl siding; Slab foundation; Approximately 11–20 years old
• Construction: Vinyl siding construction; Architectural roof; Slab foundation; Built within last 11–20 years
• Exterior features: Patio; Satellite dish; Leased solar panels; Level lot; Less than 1/2 acre; Garage and outbuilding storage

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric oven; Electric range; Built-in microwave
• Bedrooms: Primary on main level with full bath, tub/shower, and walk-in closet (approx. 12 x 14); Second bedroom approx. 12 x 11; Third bedroom approx. 11 x 12
• Flooring: Hardwood; Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Central forced cooling (electric)
• Interior features: Ceiling fans; Smoke detector; Walk-in closet; Split floor plan; Combo living and dining room; Office/Study
• Laundry & utility: Laundry on first floor in closet-style area with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (27.1% below list).
• Recommended offer: $215k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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 (+2.9%/yr); 245 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

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 20 days — a 2% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,954 (27.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $304,980
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Westbury Way	0.10mi	3/2.0	1,560 (-0%)	18mo	$300,001	$192	80
509 Windy Meadow Way	0.29mi	4/2.0 (+1)	1,594 (+2%)	14mo	$300,000	$188	67
302 Wild Horse Creek Dr	0.54mi	3/2.5	1,648 (+5%)	21mo	$326,200	$198	47
107 Chadmore St	0.62mi	3/2.5	1,748 (+12%)	21mo	$340,000	$195	32

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-53,732
• Equity at exit: $43,971

10-year hold

• IRR: -11.3%
• Equity multiple: 0.33×
• Total profit: $-55,695
• Equity at exit: $25,498

Cash invested: $82,572 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$123
• HOA: −$32
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-86

Break-even live

Break-even rent $2,259

Max offer price $279,650

Occupancy floor 99%

Sensitivity live

Price	-10% $81	-5% $-3	+0% $-86	+5% $-170	+10% $-253
Rent	-10% $-256	-5% $-171	+0% $-86	+5% $-1	+10% $83
Rate	-1.0pp $62	-0.5pp $-11	base $-86	+0.5pp $-163	+1.0pp $-240

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Harrison Bridge Rd Simpsonville, SC	3.0	2.5	1564	$1,822	$1.17	4d	12	0.67mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	24d	1	0.85mi
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	4d	1	1.08mi
243 Scottish Ave Simpsonville, SC	3.0	2.0	1425	$1,995	$1.40	4d	1	1.17mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	20d	1	1.18mi
305 Tripmont Ct Simpsonville, SC	4.0	2.5	1838	$2,300	$1.25	24d	1	1.41mi
405 Tripmont Ct Simpsonville, SC	4.0	2.5	1860	$2,300	$1.24	24d	1	1.44mi
130 Ashdown Dr Simpsonville, SC	3.0	1.5	1248	$1,550	$1.24	4d	1	1.49mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 33 events

1. 2026-06-18
   days on market $294,900 Active 20 DOM
2. 2026-06-17
   price $294,900 Active 19 DOM
3. 2026-06-17
   days on market $299,900 Active 19 DOM
4. 2026-06-16
   days on market $299,900 Active 18 DOM
5. 2026-06-15
   days on market $299,900 Active 17 DOM
6. 2026-06-13
   days on market $299,900 Active 15 DOM
7. 2026-06-13
   days on market $299,900 Active 14 DOM
8. 2026-06-10
   days on market $299,900 Active 12 DOM
9. 2026-06-09
   days on market $299,900 Active 11 DOM
10. 2026-06-08
    days on market $299,900 Active 10 DOM
11. 2026-06-07
    days on market $299,900 Active 9 DOM
12. 2026-06-03
    days on market $299,900 Active 5 DOM
13. 2026-06-03
    days on market $299,900 Active 4 DOM
14. 2026-06-01
    days on market $299,900 Active 3 DOM
15. 2026-05-31
    days on market $299,900 Active 2 DOM
16. 2026-05-29
    listed $299,900 Active 997-char remark

    Show marketing remark (1030 chars)

    Welcome to 612 Westbury Way in Simpsonville, a well-maintained home conveniently located near shopping, dining, and everyday conveniences along Fairview Road. Situated in an established neighborhood, this property features a functional floor plan with comfortable living spaces, natural light throughout, and a layout designed for both everyday living and entertaining. The spacious living area flows into the kitchen and dining space, creating an inviting atmosphere for gatherings. The split-bedroom design provides added privacy, while the primary suite includes a walk-in closet and private bath. Additional bedrooms are well-sized and versatile for guests, a home office, or hobbies. Outside, enjoy a manageable yard with space for relaxing with oversized patio and pergola, gardening, or outdoor activities. A two-car garage and ample driveway parking add convenience. Located within close proximity to schools, parks, and major commuter routes, this home combines comfort and accessibility in the growing Simpsonville area.

17. 2026-05-29
    listed $299,900 Active 1030-char remark

    Show marketing remark (1030 chars)

    Welcome to 612 Westbury Way in Simpsonville, a well-maintained home conveniently located near shopping, dining, and everyday conveniences along Fairview Road. Situated in an established neighborhood, this property features a functional floor plan with comfortable living spaces, natural light throughout, and a layout designed for both everyday living and entertaining. The spacious living area flows into the kitchen and dining space, creating an inviting atmosphere for gatherings. The split-bedroom design provides added privacy, while the primary suite includes a walk-in closet and private bath. Additional bedrooms are well-sized and versatile for guests, a home office, or hobbies. Outside, enjoy a manageable yard with space for relaxing with oversized patio and pergola, gardening, or outdoor activities. A two-car garage and ample driveway parking add convenience. Located within close proximity to schools, parks, and major commuter routes, this home combines comfort and accessibility in the growing Simpsonville area.

18. 2026-05-29
    listed $299,900 Active

    Show marketing remark (1030 chars)

    Welcome to 612 Westbury Way in Simpsonville, a well-maintained home conveniently located near shopping, dining, and everyday conveniences along Fairview Road. Situated in an established neighborhood, this property features a functional floor plan with comfortable living spaces, natural light throughout, and a layout designed for both everyday living and entertaining. The spacious living area flows into the kitchen and dining space, creating an inviting atmosphere for gatherings. The split-bedroom design provides added privacy, while the primary suite includes a walk-in closet and private bath. Additional bedrooms are well-sized and versatile for guests, a home office, or hobbies. Outside, enjoy a manageable yard with space for relaxing with oversized patio and pergola, gardening, or outdoor activities. A two-car garage and ample driveway parking add convenience. Located within close proximity to schools, parks, and major commuter routes, this home combines comfort and accessibility in the growing Simpsonville area.

19. 2024-06-19
    soldstatus $277,800
20. 2024-06-14
    soldstatus $277,800 Sold CO-OP Non Member
21. 2024-05-04
    status Pending
22. 2024-05-03
    listed $270,000 Active
23. 2015-12-16
    soldstatus $151,000
24. 2015-11-24
    soldstatus $151,000 Sold
25. 2015-10-26
    historical Contingency Contract
26. 2015-08-10
    listed $155,000 Active
27. 2015-01-15
    soldstatus $148,500
28. 2015-01-12
    soldstatus $148,500 Sold
29. 2014-12-11
    listed Contingency Contract
30. 2009-11-02
    soldstatus $138,000
31. 2009-10-30
    soldstatus $138,000
32. 2009-09-28
    historical
33. 2009-09-03
    listed $134,900

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$684/yr (+$57/mo · 68.6%)

ⓘ 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: $25,794
• − Mortgage interest: −$16,519
• − Property taxes: −$997
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$384
• − Depreciation: −$8,579
• Taxable loss: −$6,286
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $473/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

+122.3% since first listed

18 events — show timeline

• 2026-05-29 Listed $299,900 Greater Greenville MLS
• 2026-05-29 Listed $299,900 SPMLS
• 2026-05-29 Listed $299,900 WUMLS
• 2024-06-19 Sold (Public Records) $277,800 Public Records
• 2024-06-14 Sold (MLS) $277,800 SPMLS
• 2024-05-04 Pending — SPMLS
• 2024-05-03 Listed $270,000 SPMLS
• 2015-12-16 Sold (Public Records) $151,000 Public Records
• 2015-11-24 Sold (MLS) $151,000 Greater Greenville MLS
• 2015-10-26 Contingent — Greater Greenville MLS
• 2015-08-10 Listed $155,000 Greater Greenville MLS
• 2015-01-15 Sold (Public Records) $148,500 Public Records
• 2015-01-12 Sold (MLS) $148,500 Greater Greenville MLS
• 2014-12-11 Listed — Greater Greenville MLS
• 2009-11-02 Sold (Public Records) $138,000 Public Records
• 2009-10-30 Sold (MLS) $138,000 Greater Greenville MLS
• 2009-09-28 Listing Removed — Greater Greenville MLS
• 2009-09-03 Listed $134,900 Greater Greenville MLS

Property tax history

+1.8%/yr

Latest (2024): $997 · +42.6% YoY. Source: county tax records.