3 Hollow Tree Way · Mauldin, SC 29605

$240,000

3 bd · 2.0 ba · 1,146 sqft · SingleFamily public records · 28 Days on market

Built 2006 5,662 sqft lot Est $244k · at est. $28/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 +13.0/30.0
• ARV discount +8.3/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 HollowTree Way is an adorable home – perfect for those starting out OR downsizing. This home offers three nicely sized bedrooms and two full baths. Upon entering you will find the secondary bedrooms located on either side of the front door and entry hall. This area is accented nicely with an art niche. Here you will also find the hall bath, along with a coat closet. The heart of this home is the spacious great room which opens into the fully equipped kitchen, including refrigerator. The laundry closet is located off the kitchen and the washer & dryer will remain with the home too! There is also an eating space. These rooms flow nicely into one another and are accented by the vaulted ceilings. This is the perfect area for entertaining friends or family! The master suite also offers a vaulted ceiling with ceiling fan, a right-sized master bathroom and a large walk-in closet. Upgraded features of this home include brushed nickel hardware and 2” blinds throughout. All this AND this property is eligible for 100% USDA financing! The neighborhood even has a walking trail with access to the Reedy River! Make an appointment today to see this well-maintained home; you'll be glad you did!

Key facts

• Defined patio
• Fenced in backyard
• 5,662 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• DEFINED PATIO
• FENCED IN BACKYARD

Property features AI

Finance

• Other: Community amenities: Other/See remarks
• HOA & community: Homeowners association present (HOA fees do not include utilities)

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Utilities: Private co-op water; Gas water heater; Public sewer; Public garbage pickup; Attached garage (power available)
• Home design: Single-story home; Approximately 11–20 years old; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Kitchen approx. 10 x 12; Dishwasher; Electric oven; Built-in microwave
• Bedrooms: Three bedrooms on the main level; Primary bedroom with full bath; Primary bedroom approx. 12 x 11; Second bedroom approx. 10 x 12; Third bedroom approx. 10 x 11
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas-available heating system; Central forced cooling
• Interior features: Laminate countertops; Other/See remarks
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-14 ($-165/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.3% below list).
• Recommended offer: $203k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Robert E. Cashion Elementary (math 39% / reading 37%, grade F, #308 of 597 statewide, top 52%, 899 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 410 active listings in the ZIP; 3 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 37% 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 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $203,362 (15.3% 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 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: 0.85% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $244,098
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Riverdale Rd	0.68mi	3/2.0	1,305 (+14%)	4mo	$278,000	$213	42

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-38,275
• Equity at exit: $35,785

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-28,250
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$100
• HOA: −$28
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-14

Break-even live

Break-even rent $2,051

Max offer price $237,571

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $54	+0% $-14	+5% $-82	+10% $-150
Rent	-10% $-174	-5% $-94	+0% $-14	+5% $67	+10% $147
Rate	-1.0pp $107	-0.5pp $47	base $-14	+0.5pp $-76	+1.0pp $-139

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	16d	1	0.89mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	5d	7	1.26mi
204 Yukon Dr Greenville, SC	3.0	2.0	1344	$1,899	$1.41	4d	1	1.45mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-05-14
   price $240,000
3. 2026-04-23
   listed $250,000 Active
4. 2026-04-15
   soldstatus $250,000
5. 2013-06-24
   soldstatus $122,500
6. 2013-06-21
   soldstatus $122,500 1228-char remark

   Show marketing remark (1228 chars)

   3 HollowTree Way is an adorable home – perfect for those starting out OR downsizing. This home offers three nicely sized bedrooms and two full baths. Upon entering you will find the secondary bedrooms located on either side of the front door and entry hall. This area is accented nicely with an art niche. Here you will also find the hall bath, along with a coat closet. The heart of this home is the spacious great room which opens into the fully equipped kitchen, including refrigerator. The laundry closet is located off the kitchen and the washer & dryer will remain with the home too! There is also an eating space. These rooms flow nicely into one another and are accented by the vaulted ceilings. This is the perfect area for entertaining friends or family! The master suite also offers a vaulted ceiling with ceiling fan, a right-sized master bathroom and a large walk-in closet. Upgraded features of this home include brushed nickel hardware and 2” blinds throughout. All this AND this property is eligible for 100% USDA financing! The neighborhood even has a walking trail with access to the Reedy River! Make an appointment today to see this well-maintained home; you'll be glad you did!

7. 2013-05-08
   historical 1228-char remark

   Show marketing remark (1228 chars)

   3 HollowTree Way is an adorable home – perfect for those starting out OR downsizing. This home offers three nicely sized bedrooms and two full baths. Upon entering you will find the secondary bedrooms located on either side of the front door and entry hall. This area is accented nicely with an art niche. Here you will also find the hall bath, along with a coat closet. The heart of this home is the spacious great room which opens into the fully equipped kitchen, including refrigerator. The laundry closet is located off the kitchen and the washer & dryer will remain with the home too! There is also an eating space. These rooms flow nicely into one another and are accented by the vaulted ceilings. This is the perfect area for entertaining friends or family! The master suite also offers a vaulted ceiling with ceiling fan, a right-sized master bathroom and a large walk-in closet. Upgraded features of this home include brushed nickel hardware and 2” blinds throughout. All this AND this property is eligible for 100% USDA financing! The neighborhood even has a walking trail with access to the Reedy River! Make an appointment today to see this well-maintained home; you'll be glad you did!

8. 2013-05-02
   listed $122,500 1228-char remark

   Show marketing remark (1228 chars)

   3 HollowTree Way is an adorable home – perfect for those starting out OR downsizing. This home offers three nicely sized bedrooms and two full baths. Upon entering you will find the secondary bedrooms located on either side of the front door and entry hall. This area is accented nicely with an art niche. Here you will also find the hall bath, along with a coat closet. The heart of this home is the spacious great room which opens into the fully equipped kitchen, including refrigerator. The laundry closet is located off the kitchen and the washer & dryer will remain with the home too! There is also an eating space. These rooms flow nicely into one another and are accented by the vaulted ceilings. This is the perfect area for entertaining friends or family! The master suite also offers a vaulted ceiling with ceiling fan, a right-sized master bathroom and a large walk-in closet. Upgraded features of this home include brushed nickel hardware and 2” blinds throughout. All this AND this property is eligible for 100% USDA financing! The neighborhood even has a walking trail with access to the Reedy River! Make an appointment today to see this well-maintained home; you'll be glad you did!

9. 2008-02-21
   soldstatus $126,900
10. 2008-02-14
    soldstatus $126,900 283-char remark

    Show marketing remark (283 chars)

    You will be amazed by this very open floorplan. Vaulted ceilings in family room and master bedroom. Very quiet street on a cul-de-sac lot. Nature trails that lead down to the Reedy River are close by. Many extras in this house compared to new construction for a much lower price!

11. 2008-01-27
    historical 283-char remark

    Show marketing remark (283 chars)

    You will be amazed by this very open floorplan. Vaulted ceilings in family room and master bedroom. Very quiet street on a cul-de-sac lot. Nature trails that lead down to the Reedy River are close by. Many extras in this house compared to new construction for a much lower price!

12. 2007-10-11
    listed $126,900 283-char remark

    Show marketing remark (283 chars)

    You will be amazed by this very open floorplan. Vaulted ceilings in family room and master bedroom. Very quiet street on a cul-de-sac lot. Nature trails that lead down to the Reedy River are close by. Many extras in this house compared to new construction for a much lower price!

13. 2006-09-20
    historical
14. 2006-06-06
    listed $120,720

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,805 · $234/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 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: $24,403
• − Mortgage interest: −$13,444
• − Property taxes: −$2,805
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$336
• − Depreciation: −$6,982
• Taxable loss: −$4,267
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $859/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

• 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

Price history

+98.8% since first listed

14 events — show timeline

• 2026-05-21 Pending — Greater Greenville MLS
• 2026-05-14 Price Changed $240,000 Greater Greenville MLS
• 2026-04-23 Listed $250,000 Greater Greenville MLS
• 2026-04-15 Sold (Public Records) $250,000 Public Records
• 2013-06-24 Sold (Public Records) $122,500 Public Records
• 2013-06-21 Sold (MLS) $122,500 Greater Greenville MLS
• 2013-05-08 Listing Removed — Greater Greenville MLS
• 2013-05-02 Listed $122,500 Greater Greenville MLS
• 2008-02-21 Sold (Public Records) $126,900 Public Records
• 2008-02-14 Sold (MLS) $126,900 Greater Greenville MLS
• 2008-01-27 Listing Removed — Greater Greenville MLS
• 2007-10-11 Listed $126,900 Greater Greenville MLS
• 2006-09-20 Listing Removed — Greater Greenville MLS
• 2006-06-06 Listed $120,720 Greater Greenville MLS

Property tax history

+11.7%/yr

Latest (2025): $2,805 · +2.8% YoY. Source: county tax records.