188 Randwick Ln · Greer, SC 29651

$234,195

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 42 Days on market

Built 2026 Good condition 2,613 sqft lot Est $226k · at est. $163/mo HOA · 9% of rent

---

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 +11.4/30.0
• ARV discount +5.9/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Amara floor plan at Gardner Heights! This beautiful end unit townhome is ready for you to make it your own. From the moment you arrive, you’ll notice the charming neighborhood setting, thoughtfully designed landscaping, and an inviting feel throughout the community. This spacious 3-bedroom, 2.5-bath home offers an open-concept layout that fills the kitchen, dining area, and living room with natural light. As you enter through the front foyer, guests are greeted by a welcoming entryway complete with a coat closet and a conveniently located half bath. The kitchen features stunning quartz countertops, soft-close cabinetry, and stylish pendant lighting, complemented by beautifully finished flooring. You’ll also appreciate the generous pantry and ample cabinet space for easy, organized storage. The main floor also boasts a dedicated dining area and spacious living room, creating a seamless set up for entertaining or for easy everyday living. Upstairs, the large primary suite offers a serene retreat with a beautifully appointed ensuite featuring a walk-in shower with glass doors and a double-sink vanity. Two additional bedrooms at the front of the home enjoy great natural light. A full hall bath with a tub and a nearby linen closet adds comfort for family or guests, while the upstairs laundry area offers easy access for added convenience. The bathrooms and laundry room also include durable ceramic tile flooring for added refinement. This home is MOVE-IN READY, complete with cordless blinds and a full suite of GE stainless steel appliances—including a dishwasher, gas range with a flat-top griddle, a side-by-side refrigerator, and a washer and dryer. Step outside to your private backyard with a spacious paved patio, perfect for grilling and relaxing. The community amenities at Gardner Heights are a true highlight, offering a covered pavilion with picnic tables and benches, two fire pits, a swing set, a dog park, and sidewalks throughout the neighborhood. Conveniently located minutes from I-85, GSP Airport, BMW, Michelin, the BMW Battery Plant, Five Forks, and Downtown Woodruff, Reidville, and Greer, this location provides the perfect combination of serenity and convenience. Situated in Spartanburg County, you’ll enjoy lower taxes and proximity to local favorites like the Spartanburgers baseball team. The HOA covers lawn maintenance and landscaping, giving you more time to enjoy your evenings and weekends. This Stanley Martin community is USDA eligible. Stop by the model home to learn more and to see firsthand just how beautiful Gardner Heights truly is. We can’t wait to welcome you—come visit, explore the neighborhood, and stay a while!

Key facts

• $163 HOA
• Garage
• Built 2026

Property features AI

Finance

• Other: Community amenities include common areas, lights, playground, sidewalks, lawn maintenance, dog park, landscape maintenance, and pets allowed
• HOA & community: Homeowners association present; HOA covers common area electric, lawn maintenance, street lights, termite contract, by-laws, parking rules, and restrictive covenants

Exterior

• Parking: Attached 1-car garage with door opener; Paved driveway parking
• Utilities: Public water; Public sewer; Private garbage pickup; Attached garage (utility info listed with utilities)
• Home design: Two-story home; Model: Amara; New construction (approx. 2026) — never lived in; Slab foundation; Built by Stanley Martin Homes
• Construction: Architectural roof
• Exterior features: Front porch; Patio; Tilt-out windows; Thermal windows; Vinyl/aluminum trim; Stone and vinyl siding exterior; Sidewalks and some trees; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Gas range/oven; Built-in microwave; Refrigerator; Pantry closet; Quartz countertops
• Bedrooms: Primary suite on 2nd level with double sinks, full bath, shower (no tub) and walk-in closet; Second bedroom about 9 x 12; Third bedroom about 9 x 12; Primary bedroom about 13 x 14
• Flooring: Carpet; Ceramic tile; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas) with damper control; Central electric cooling with damper control; Tankless gas water heater
• Interior features: Disappearing attic stairs; Cable available; 9'+ smooth ceilings; Open floor plan; Walk-in closets; Quartz countertops; Pantry closet; Smart systems pre-wiring; All window treatments remain; No fireplace
• Laundry & utility: Laundry on 2nd floor with walk-in space; Washer connection; Electric dryer hookup; Attic and garage storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-984/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (21.1% below list).
• Recommended offer: $185k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Greer — 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 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abner Creek Academy (math 60% / reading 57%, grade B-, #95 of 597 statewide, top 16%, 752 students, 55% FRL) — zoned schools average 55% FRL vs 39% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 503 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 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 $7k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $184,876 (21.1% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
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: 0.79% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $226,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Randwick Ln	0.03mi	3/2.5	1,470 (0%)	1mo	$217,985	$148	98
170 Randwick Ln	0.03mi	3/2.5	1,470 (0%)	1mo	$222,400	$151	98
173 Randwick Ln	0.04mi	3/2.5	1,470 (0%)	1mo	$231,985	$158	98
169 Randwick Ln	0.05mi	3/2.5	1,470 (0%)	1mo	$213,900	$146	97
164 Randwick Ln	0.05mi	3/2.5	1,470 (0%)	1mo	$233,985	$159	97
167 Randwick Ln	0.05mi	3/2.5	1,470 (0%)	1mo	$220,400	$150	97
165 Randwick Ln	0.05mi	3/2.5	1,470 (0%)	1mo	$237,985	$162	97
777 Embark Cir	0.58mi	3/2.5	1,443 (-2%)	0mo	$225,900	$157	70
767 Embark Cir	0.59mi	3/2.5	1,429 (-3%)	0mo	$219,900	$154	68
773 Embark Cir	0.58mi	3/2.5	1,416 (-4%)	0mo	$214,900	$152	66
769 Embark Cir	0.59mi	3/2.5	1,416 (-4%)	0mo	$211,900	$150	66
765 Embark Cir	0.59mi	3/2.5	1,416 (-4%)	0mo	$221,900	$157	66

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-45,721
• Equity at exit: $34,919

10-year hold

• IRR: -16.5%
• Equity multiple: 0.14×
• Total profit: $-56,718
• Equity at exit: $20,249

Cash invested: $65,575 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 503
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,228
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$98
• HOA: −$163
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-82

Break-even live

Break-even rent $1,953

Max offer price $219,716

Occupancy floor 99%

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: $58,549
• Closing costs: $7,026
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	11d	1	0.05mi
166 Randwick Ln Greer, SC	3.0	2.5	1500	$1,775	$1.18	3d	1	0.06mi
167 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	11d	1	0.07mi
165 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	11d	1	0.07mi
157 Randwick Ln Greer, SC	3.0	2.5	1470	$1,595	$1.09	21d	1	0.09mi
146 Randwick Ln Unit 146 Greer, SC	3.0	2.5	1470	$1,800	$1.22	19d	1	0.10mi
141 Randwick Ln Greer, SC	3.0	2.5	1470	$1,695	$1.15	21d	1	0.11mi
808 Embark Cir Greer, SC	3.0	2.0	1740	$1,700	$0.98	13d	1	0.58mi

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: gaslandscaping

Listing history 16 events

1. 2026-06-18
   days on market $234,195 Active 42 DOM
2. 2026-06-17
   days on market $234,195 Active 41 DOM
3. 2026-06-16
   days on market $234,195 Active 40 DOM
4. 2026-06-15
   days on market $234,195 Active 39 DOM
5. 2026-06-14
   days on market $234,195 Active 37 DOM
6. 2026-06-13
   days on market $234,195 Active 36 DOM
7. 2026-06-10
   days on market $234,195 Active 34 DOM
8. 2026-06-09
   days on market $234,195 Active 33 DOM
9. 2026-06-08
   days on market $234,195 Active 32 DOM
10. 2026-06-07
    days on market $234,195 Active 31 DOM
11. 2026-06-02
    days on market $234,195 Active 26 DOM
12. 2026-06-01
    days on market $234,195 Active 25 DOM
13. 2026-05-31
    days on market $234,195 Active 24 DOM
14. 2026-05-30
    days on market $234,195 Active 23 DOM
15. 2026-05-07
    listed $234,195 Active

    Show marketing remark (2732 chars)

    Welcome home to the Amara floor plan at Gardner Heights! This beautiful end unit townhome is ready for you to make it your own. From the moment you arrive, you’ll notice the charming neighborhood setting, thoughtfully designed landscaping, and an inviting feel throughout the community. This spacious 3-bedroom, 2.5-bath home offers an open-concept layout that fills the kitchen, dining area, and living room with natural light. As you enter through the front foyer, guests are greeted by a welcoming entryway complete with a coat closet and a conveniently located half bath. The kitchen features stunning quartz countertops, soft-close cabinetry, and stylish pendant lighting, complemented by beautifully finished flooring. You’ll also appreciate the generous pantry and ample cabinet space for easy, organized storage. The main floor also boasts a dedicated dining area and spacious living room, creating a seamless set up for entertaining or for easy everyday living. Upstairs, the large primary suite offers a serene retreat with a beautifully appointed ensuite featuring a walk-in shower with glass doors and a double-sink vanity. Two additional bedrooms at the front of the home enjoy great natural light. A full hall bath with a tub and a nearby linen closet adds comfort for family or guests, while the upstairs laundry area offers easy access for added convenience. The bathrooms and laundry room also include durable ceramic tile flooring for added refinement. This home is MOVE-IN READY, complete with cordless blinds and a full suite of GE stainless steel appliances—including a dishwasher, gas range with a flat-top griddle, a side-by-side refrigerator, and a washer and dryer. Step outside to your private backyard with a spacious paved patio, perfect for grilling and relaxing. The community amenities at Gardner Heights are a true highlight, offering a covered pavilion with picnic tables and benches, two fire pits, a swing set, a dog park, and sidewalks throughout the neighborhood. Conveniently located minutes from I-85, GSP Airport, BMW, Michelin, the BMW Battery Plant, Five Forks, and Downtown Woodruff, Reidville, and Greer, this location provides the perfect combination of serenity and convenience. Situated in Spartanburg County, you’ll enjoy lower taxes and proximity to local favorites like the Spartanburgers baseball team. The HOA covers lawn maintenance and landscaping, giving you more time to enjoy your evenings and weekends. This Stanley Martin community is USDA eligible. Stop by the model home to learn more and to see firsthand just how beautiful Gardner Heights truly is. We can’t wait to welcome you—come visit, explore the neighborhood, and stay a while!

16. 2026-05-07
    listed $234,195 Active 2732-char remark

    Show marketing remark (2732 chars)

    Welcome home to the Amara floor plan at Gardner Heights! This beautiful end unit townhome is ready for you to make it your own. From the moment you arrive, you’ll notice the charming neighborhood setting, thoughtfully designed landscaping, and an inviting feel throughout the community. This spacious 3-bedroom, 2.5-bath home offers an open-concept layout that fills the kitchen, dining area, and living room with natural light. As you enter through the front foyer, guests are greeted by a welcoming entryway complete with a coat closet and a conveniently located half bath. The kitchen features stunning quartz countertops, soft-close cabinetry, and stylish pendant lighting, complemented by beautifully finished flooring. You’ll also appreciate the generous pantry and ample cabinet space for easy, organized storage. The main floor also boasts a dedicated dining area and spacious living room, creating a seamless set up for entertaining or for easy everyday living. Upstairs, the large primary suite offers a serene retreat with a beautifully appointed ensuite featuring a walk-in shower with glass doors and a double-sink vanity. Two additional bedrooms at the front of the home enjoy great natural light. A full hall bath with a tub and a nearby linen closet adds comfort for family or guests, while the upstairs laundry area offers easy access for added convenience. The bathrooms and laundry room also include durable ceramic tile flooring for added refinement. This home is MOVE-IN READY, complete with cordless blinds and a full suite of GE stainless steel appliances—including a dishwasher, gas range with a flat-top griddle, a side-by-side refrigerator, and a washer and dryer. Step outside to your private backyard with a spacious paved patio, perfect for grilling and relaxing. The community amenities at Gardner Heights are a true highlight, offering a covered pavilion with picnic tables and benches, two fire pits, a swing set, a dog park, and sidewalks throughout the neighborhood. Conveniently located minutes from I-85, GSP Airport, BMW, Michelin, the BMW Battery Plant, Five Forks, and Downtown Woodruff, Reidville, and Greer, this location provides the perfect combination of serenity and convenience. Situated in Spartanburg County, you’ll enjoy lower taxes and proximity to local favorites like the Spartanburgers baseball team. The HOA covers lawn maintenance and landscaping, giving you more time to enjoy your evenings and weekends. This Stanley Martin community is USDA eligible. Stop by the model home to learn more and to see firsthand just how beautiful Gardner Heights truly is. We can’t wait to welcome you—come visit, explore the neighborhood, and stay a while!

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,335 · $111/mo
• Expected delta: +$690/yr (+$57/mo · 106.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,185
• − Mortgage interest: −$13,119
• − Property taxes: −$645
• − Insurance: −$1,171
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$1,956
• − Depreciation: −$6,813
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $233/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 end-unit townhome is in excellent condition with modern finishes and a well-maintained exterior. It is ready for immediate move-in and can be further enhanced with minor exterior updates to boost its resale value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and can add value
• Resale Landscaping improvements — Enhances curb appeal and can add value
• Rental Replace light fixtures with energy-efficient ones — Reduces energy costs and can attract renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value ↑
• Rental Replace light fixtures with energy-efficient ones — Reduces energy costs and can attract renters ↑

ⓘ 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: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

Amenities A+ Commute F Cost of living A+ Crime C- Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenville County · 573,815 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 720.0

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $234,195 SPMLS
• 2026-05-07 Listed $234,195 Greater Greenville MLS