10 Lone Willow Ct · Mauldin, SC 29605

$309,999

3 bd · 2.5 ba · 2,096 sqft · SingleFamily public records · 61 Days on market

Built 2005 9,147 sqft lot Est $346k · 10% under $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).

• ARV discount +12.2/15.0
• Cash flow +11.6/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remember Summer, 2015... Steamy hot days with no relief, even at night?? Now imagine next summer... cooling off in the beautiful, inviting, salt water pool located in a private, fenced backyard where you will be proud to entertain or just relax and grill on the custom paver patio. Open Floorplan with Formal Dining and a Breakfast area for quick meals. The Kitchen has plenty of dark wood cabinets and 2 Pantry areas for Extra storage. The Laundry Room is conveniently located on the second floor along with 3 Bedrooms AND a nice size Bonus Room that can be used as an office, movie theatre, gameroom, etc. Master Suite has vaulted ceiling, Bath with Separate Shower and Tub, Dual Sinks and Tile Floor. Plantation Shutters and Wooden Blinds are included. This beautiful home sits on a cul-de-sac lot in a neighborhood with a picnic area and playground.

Key facts

• New pump
• Bonus room
• Pool

Tags

• BONUS ROOM
• CUL-DE-SAC
• POOL
• NEW LINER
• NEW PUMP
• NEW FILTRATION SYSTEM

Property features AI

Finance

• HOA & community: Has a homeowners association; HOA covers common area insurance; Community lights and playground

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Private garbage pickup; Attached garage (power listed under utilities)
• Home design: Two-story residence; Vinyl siding exterior; Composition shingle roof; Approximately 11–20 years old; Residential property (discovery required)
• Construction: Slab foundation; Attic, garage and outbuilding storage
• Exterior features: In-ground pool; Front porch; Some storm doors; Vinyl/aluminum trim; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, separate shower, garden tub and walk-in closet; Second bedroom (12 x 10); Third bedroom (11 x 10); Master bedroom (16 x 15)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Electric cooling; Gas water heater
• Interior features: Attic with disappearing stairs; Cable available; Gas log fireplace; One fireplace; Finished bonus/rec room; Breakfast room
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (27.0% below list).
• Recommended offer: $226k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% 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); 398 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 41% 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 $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 61 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.
• Current owner paid $170k; list at $310k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,246 (27.0% 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 61 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $345,840
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Reedy Springs Ln	0.05mi	3/2.0	2,077 (-1%)	2mo	$341,750	$165	92
300 Blue Heron Cir	0.27mi	4/2.5 (+1)	2,051 (-2%)	10mo	$345,000	$168	71
405 Sandusky Ln	0.52mi	4/2.5 (+1)	2,254 (+8%)	1mo	$360,000	$160	57
307 Blue Heron Cir	0.29mi	3/2.0	1,796 (-14%)	6mo	$297,000	$165	56
4 Kingfisher Dr	0.55mi	3/2.0	1,891 (-10%)	2mo	$289,000	$153	54
101 Indian Wood Ln	0.28mi	3/2.5	1,844 (-12%)	19mo	$284,800	$154	51
17 Waterthrush Way	0.44mi	4/3.0 (+1)	1,957 (-7%)	15mo	$289,900	$148	49
30 Pequot Dr	0.70mi	3/2.0	2,211 (+6%)	21mo	$425,000	$192	39

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-55,009
• Equity at exit: $46,222

10-year hold

• IRR: -9.0%
• Equity multiple: 0.43×
• Total profit: $-49,644
• Equity at exit: $26,803

Cash invested: $86,800 (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 29605

• Rents YoY: 3.7%
• Active inventory: 398
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$129
• HOA: −$28
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-99

Break-even live

Break-even rent $2,388

Max offer price $292,516

Occupancy floor 99%

Sensitivity live

Price	-10% $77	-5% $-11	+0% $-99	+5% $-187	+10% $-274
Rent	-10% $-278	-5% $-188	+0% $-99	+5% $-10	+10% $80
Rate	-1.0pp $57	-0.5pp $-20	base $-99	+0.5pp $-179	+1.0pp $-261

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,399	$1.50	12d	1	0.44mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	4d	1	0.65mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	24d	1	1.16mi
11 Wild Lily Dr Greenville, SC	4.0	2.5	2461	$2,351	$0.96	22d	1	1.33mi
903 Birchcrest Way Greenville, SC	3.0	2.5	2250	$2,086	$0.93	4d	1	1.39mi
703 Birchcrest Way Greenville, SC	3.0	2.5	2250	$1,971	$0.88	4d	1	1.40mi
5 Calgary Ct Simpsonville, SC	4.0	3.0	2800	$2,650	$0.95	24d	1	1.42mi
1000 Mission Hill Ln Greenville, SC	4.0	2.5	2448	$2,116	$0.86	4d	1	1.43mi
1002 Mission Hill Ln Greenville, SC	3.0	2.5	2250	$1,911	$0.85	12d	1	1.44mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: waterpool

Listing history 14 events

1. 2026-05-19
   price $309,999
2. 2026-05-14
   price $318,000
3. 2026-04-28
   price $318,900
4. 2026-04-15
   price $324,999
5. 2026-03-28
   listed $325,000 Active
6. 2016-01-27
   soldstatus $170,000
7. 2016-01-25
   soldstatus $170,000 Sold 859-char remark

   Show marketing remark (859 chars)

   Remember Summer, 2015... Steamy hot days with no relief, even at night?? Now imagine next summer... cooling off in the beautiful, inviting, salt water pool located in a private, fenced backyard where you will be proud to entertain or just relax and grill on the custom paver patio. Open Floorplan with Formal Dining and a Breakfast area for quick meals. The Kitchen has plenty of dark wood cabinets and 2 Pantry areas for Extra storage. The Laundry Room is conveniently located on the second floor along with 3 Bedrooms AND a nice size Bonus Room that can be used as an office, movie theatre, gameroom, etc. Master Suite has vaulted ceiling, Bath with Separate Shower and Tub, Dual Sinks and Tile Floor. Plantation Shutters and Wooden Blinds are included. This beautiful home sits on a cul-de-sac lot in a neighborhood with a picnic area and playground.

8. 2016-01-06
   historical Contingency Contract 859-char remark

   Show marketing remark (859 chars)

   Remember Summer, 2015... Steamy hot days with no relief, even at night?? Now imagine next summer... cooling off in the beautiful, inviting, salt water pool located in a private, fenced backyard where you will be proud to entertain or just relax and grill on the custom paver patio. Open Floorplan with Formal Dining and a Breakfast area for quick meals. The Kitchen has plenty of dark wood cabinets and 2 Pantry areas for Extra storage. The Laundry Room is conveniently located on the second floor along with 3 Bedrooms AND a nice size Bonus Room that can be used as an office, movie theatre, gameroom, etc. Master Suite has vaulted ceiling, Bath with Separate Shower and Tub, Dual Sinks and Tile Floor. Plantation Shutters and Wooden Blinds are included. This beautiful home sits on a cul-de-sac lot in a neighborhood with a picnic area and playground.

9. 2015-12-01
   listed $180,000 Active 859-char remark

   Show marketing remark (859 chars)

   Remember Summer, 2015... Steamy hot days with no relief, even at night?? Now imagine next summer... cooling off in the beautiful, inviting, salt water pool located in a private, fenced backyard where you will be proud to entertain or just relax and grill on the custom paver patio. Open Floorplan with Formal Dining and a Breakfast area for quick meals. The Kitchen has plenty of dark wood cabinets and 2 Pantry areas for Extra storage. The Laundry Room is conveniently located on the second floor along with 3 Bedrooms AND a nice size Bonus Room that can be used as an office, movie theatre, gameroom, etc. Master Suite has vaulted ceiling, Bath with Separate Shower and Tub, Dual Sinks and Tile Floor. Plantation Shutters and Wooden Blinds are included. This beautiful home sits on a cul-de-sac lot in a neighborhood with a picnic area and playground.

10. 2009-04-24
    soldstatus $171,500
11. 2009-04-17
    soldstatus $171,500 853-char remark

    Show marketing remark (853 chars)

    Sparkling Clean and Upgraded Hawthorne Floorplan on Low Traffic Cul de Sac in Quiet Reedy Falls Offers Beautiful In-ground Pool with Low Maintenance Salt Generated Chlorination System, Pool Built by Aqua Blue Pools (pool is concrete with vinyl liner and has life-time warranty on concrete, comes with Polaris brand self-cleaning system, solar blanket, and 5-color lighting system), Home has Very Open Floorplan with Kitchen with Dark Cherry Cabinets, Stainless Steel Appliances (refrigerator is included with sale), Hardwood Floors and Center Island. All 3 Bedrooms and Bonus are on 2nd Level, with Large Master Suite and Luxury Bath with Separate Tub and Shower. Laundry is on 2nd Level Near Bedrooms. Upgrades Include Moldings and Columns, Surround Sound, Plantation Shutters and Wood Blinds, Security System. Well-Maintained Yard with Privacy Fence.

12. 2009-04-02
    historical 853-char remark

    Show marketing remark (853 chars)

    Sparkling Clean and Upgraded Hawthorne Floorplan on Low Traffic Cul de Sac in Quiet Reedy Falls Offers Beautiful In-ground Pool with Low Maintenance Salt Generated Chlorination System, Pool Built by Aqua Blue Pools (pool is concrete with vinyl liner and has life-time warranty on concrete, comes with Polaris brand self-cleaning system, solar blanket, and 5-color lighting system), Home has Very Open Floorplan with Kitchen with Dark Cherry Cabinets, Stainless Steel Appliances (refrigerator is included with sale), Hardwood Floors and Center Island. All 3 Bedrooms and Bonus are on 2nd Level, with Large Master Suite and Luxury Bath with Separate Tub and Shower. Laundry is on 2nd Level Near Bedrooms. Upgrades Include Moldings and Columns, Surround Sound, Plantation Shutters and Wood Blinds, Security System. Well-Maintained Yard with Privacy Fence.

13. 2008-10-20
    listed $184,900 853-char remark

    Show marketing remark (853 chars)

    Sparkling Clean and Upgraded Hawthorne Floorplan on Low Traffic Cul de Sac in Quiet Reedy Falls Offers Beautiful In-ground Pool with Low Maintenance Salt Generated Chlorination System, Pool Built by Aqua Blue Pools (pool is concrete with vinyl liner and has life-time warranty on concrete, comes with Polaris brand self-cleaning system, solar blanket, and 5-color lighting system), Home has Very Open Floorplan with Kitchen with Dark Cherry Cabinets, Stainless Steel Appliances (refrigerator is included with sale), Hardwood Floors and Center Island. All 3 Bedrooms and Bonus are on 2nd Level, with Large Master Suite and Luxury Bath with Separate Tub and Shower. Laundry is on 2nd Level Near Bedrooms. Upgrades Include Moldings and Columns, Surround Sound, Plantation Shutters and Wood Blinds, Security System. Well-Maintained Yard with Privacy Fence.

14. 2005-05-05
    soldstatus $194,221

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$525/yr (+$44/mo · 42.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 18 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: $27,150
• − Mortgage interest: −$17,365
• − Property taxes: −$1,242
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$336
• − Depreciation: −$9,018
• Taxable loss: −$6,705
• Est. tax savings @ 24.0%: +$1,609
• After-tax cash flow: $422/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

+59.6% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $309,999 Greater Greenville MLS
• 2026-05-14 Price Changed $318,000 Greater Greenville MLS
• 2026-04-28 Price Changed $318,900 Greater Greenville MLS
• 2026-04-15 Price Changed $324,999 Greater Greenville MLS
• 2026-03-28 Listed $325,000 Greater Greenville MLS
• 2016-01-27 Sold (Public Records) $170,000 Public Records
• 2016-01-25 Sold (MLS) $170,000 Greater Greenville MLS
• 2016-01-06 Contingent — Greater Greenville MLS
• 2015-12-01 Listed $180,000 Greater Greenville MLS
• 2009-04-24 Sold (Public Records) $171,500 Public Records
• 2009-04-17 Sold (MLS) $171,500 Greater Greenville MLS
• 2009-04-02 Listing Removed — Greater Greenville MLS
• 2008-10-20 Listed $184,900 Greater Greenville MLS
• 2005-05-05 Sold (Public Records) $194,221 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,242 · +3.4% YoY. Source: county tax records.