PEARSON Plan · Mauldin, SC 29605

$250,990

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 78 Days on market

Good condition

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson is a spacious and modern home designed with open concept living in mind. This home offers three bedrooms, two and a half bathrooms and a one-car garage. Upon entering the home, you'll be greeted by an inviting foyer that leads directly into the heart of the home. This impressive space features a living room, dinning area, and a well-appointed kitchen. The kitchen is equipped with a pantry, stainless steel appliances, making it perfect for both cooking and casual dining. The Pearson features a luxurious primary suite, complete with a large walk-in closet and en suite bathroom with dual vanities. The additional two bedrooms provide comfort and privacy and share a full bathroom. Th

Key facts

• Inviting foyer
• En suite bathroom
• Open concept living

Tags

• OPEN CONCEPT LIVING
• INVITING FOYER
• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Property listed as Active; Address: 449 Silicon Dr, Greenville SC 29605
• Financial info: List price $250,990

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: PEARSON plan (new construction)
• Exterior features: Living area approximately 1,418 (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Open floor plan (plan home)

🏗️ New construction. The $250,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,150.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $251k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2 ($-20/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (13.6% below list).
• Recommended offer: $217k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising (+3.7%/yr); 410 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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 78 days — a 6% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,865 (13.6% 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 78 days. Have you received any prior offers? Is the seller open to a 14% 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 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $248,150
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Chapelwood Way Lot 1143	0.68mi	3/2.5	1,443 (+2%)	16mo	$239,900	$166	53
319 Chapelwood Way	0.68mi	3/2.5	1,429 (+1%)	23mo	$249,900	$175	48

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-38,703
• Equity at exit: $37,000

10-year hold

• IRR: -5.8%
• Equity multiple: 0.61×
• Total profit: $-27,118
• Equity at exit: $21,455

Cash invested: $69,482 (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 29605

• Rents YoY: 3.7%
• Active inventory: 410
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,301
• Tax est. 1.5%: −$310 /mo · $3,722/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-2

Break-even live

Break-even rent $2,171

Max offer price $247,908

Occupancy floor 95%

Sensitivity live

Price	-10% $170	-5% $84	+0% $-2	+5% $-87	+10% $-173
Rent	-10% $-173	-5% $-87	+0% $-2	+5% $84	+10% $170
Rate	-1.0pp $123	-0.5pp $61	base $-2	+0.5pp $-66	+1.0pp $-131

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: $62,038
• Closing costs: $7,444
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Pollyanna Dr Greenville, SC	3.0–4.0	2.0–2.5	1749	$1,875	$1.07	5d	1	0.85mi
204 Yukon Dr Greenville, SC	3.0	2.0	1344	$1,899	$1.41	4d	1	0.90mi
132 Portchester Ln Greenville, SC	4.0	2.0	1680	$2,049	$1.22	25d	1	1.04mi
1 Southern Pine Dr Greenville, SC	3.0–5.0	2.5–3.0	2058	$2,369	$1.15	5d	1	1.12mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	5d	1	1.41mi
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,399	$1.50	13d	1	1.43mi

Listing history 15 events

1. 2026-06-22
   days on market $250,990 Active 78 DOM
2. 2026-06-18
   days on market $250,990 Active 75 DOM
3. 2026-06-17
   days on market $250,990 Active 74 DOM
4. 2026-06-16
   days on market $250,990 Active 73 DOM
5. 2026-06-15
   days on market $250,990 Active 72 DOM
6. 2026-06-13
   days on market $250,990 Active 70 DOM
7. 2026-06-13
   days on market $250,990 Active 69 DOM
8. 2026-06-10
   days on market $250,990 Active 67 DOM
9. 2026-06-09
   days on market $250,990 Active 66 DOM
10. 2026-06-08
    days on market $250,990 Active 65 DOM
11. 2026-06-07
    days on market $250,990 Active 64 DOM
12. 2026-06-03
    days on market $250,990 Active 60 DOM
13. 2026-06-03
    days on market $250,990 Active 59 DOM
14. 2026-06-01
    days on market $250,990 Active 58 DOM
15. 2026-05-31
    days on market $250,990 Active 57 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: $26,024
• − Mortgage interest: −$13,900
• − Property taxes: −$3,722
• − Insurance: −$1,241
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$7,219
• Taxable loss: −$4,222
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $993/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 · 12 photos

Good 80/100 None rehab

This modern townhouse is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs needed and offers high ROI updates that can increase both resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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