4 Creekside Way · Taylors, SC 29609

$214,900

3 bd · 2.5 ba · 1,600 sqft · Condo public records · 100 Days on market

Built 1983 $180/mo HOA · 10% 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fooooooooore....Welcome to 4 Creekside Way located in a quiet and quaint community on the prestigious Pebble Creek Golf Course. The front porch is inviting and perfect for rocking chairs! As you walk through the front door you will see the spacious but cozy open floor plan. The kitchen has pocket doors on each side so the cook can have privacy. As you walk through the kitchen you are greeted by a dining area that leads you to a large living room with a beautiful gas log fireplace that is perfect for cold winter nights. Downstairs you will also find the laundry room, 1/2 bath, and lots of storage space under the stairs closet. Head upstairs and you will be charmed by the detail in the wood flooring at the landing. There is plenty of room with the master and 2 spacious bedrooms with master bath and guest bathroom. The master features a full bath, a walk in closet, and a private balcony that is perfect for a cup of coffee or good book. You will love the quiet back porch that leads to a small yard and overlooks the 16th tee box. The back porch is the perfect place for entertaining or to sit back and watch the golfers tee off! Don't miss this great opportunity!

Key facts

• Private balcony
• Scenic creek views
• $180 HOA

Tags

• CREEKSIDE VILLAS COMMUNITY
• PRIVATE BALCONY
• DECK OVERLOOKING FAIRWAY
• SCENIC CREEK VIEWS

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers exterior maintenance, lawn maintenance, pest control, street lights, trash service, and enforces bylaws and restrictive covenants; Community offers common areas and some sidewalks

Exterior

• Parking: Assigned parking for 2 spaces; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Two-story residence; Built around 1983; Storage includes attic and additional space (see remarks); Crawl space foundation
• Construction: Wood exterior finish; Architectural roof
• Exterior features: Balcony; Deck; Partial in-ground sprinkler system; Tilt-out windows; Property borders a golf course; Some trees; Sidewalks; Underground utilities

Interior

• Kitchen: Compactor; Dishwasher; Disposal; Stand-alone smooth top range
• Bedrooms: Primary bedroom with full bath and walk-in closet located on the 2nd level; Bedroom sizes approximately 10 x 15, 10 x 12, and 11 x 11
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heat pump heating; Central electric cooling
• Interior features: Cable available; Ceiling fans; Blown ceiling; Cathedral/vaulted ceiling; Solid surface countertops; Open floor plan; Smoke detector; Walk-in closets; Gas log fireplace (1)
• Laundry & utility: First-floor laundry in a closet with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (16.5% below list).
• Recommended offer: $179k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Taylors — 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 (#6 in SC, #1,326 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities F.
• 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: Paris Elementary (math 59% / reading 62%, grade B-, #84 of 597 statewide, top 14%, 580 students, 54% FRL).
• Market conditions: Rents flat; 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 33% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $179,367 (16.5% 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 100 days. Have you received any prior offers? Is the seller open to a 17% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.14% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-44,109
• Equity at exit: $32,042

10-year hold

• IRR: -24.5%
• Equity multiple: -0.05×
• Total profit: $-63,277
• Equity at exit: $18,581

Cash invested: $60,172 (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 29609

• Rents YoY: 0.1%
• Active inventory: 196
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$90
• HOA: −$180
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-67

Break-even live

Break-even rent $1,879

Max offer price $202,990

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $-7	+0% $-67	+5% $-128	+10% $-189
Rent	-10% $-209	-5% $-138	+0% $-67	+5% $3	+10% $74
Rate	-1.0pp $41	-0.5pp $-13	base $-67	+0.5pp $-123	+1.0pp $-180

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Robin Hood Rd Unit A Taylors, SC	2.0	2.5	1280	$1,550	$1.21	25d	1	0.41mi
628 Tanner Rd Unit 1 Taylors, SC	3.0	2.5	1600	$1,650	$1.03	25d	1	0.58mi
7 Stonington Way Taylors, SC	3.0	2.0	1650	$1,845	$1.12	25d	1	0.97mi
30 Broad Vista Blvd Taylors, SC	3.0	2.0	1500	$1,895	$1.26	4d	1	1.27mi
202 Biddeford Pl Greenville, SC	3.0	2.5	1450	$1,595	$1.10	25d	1	1.31mi
400 Fairhaven Dr Taylors, SC	3.0	2.0	1738	$1,875	$1.08	25d	1	1.34mi
15005 Joy Dr Taylors, SC	1.0–3.0	1.0–2.0	1057	$1,748	$1.65	4d	101	1.36mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-19
   price $214,900 Active 100 DOM
2. 2026-06-18
   days on market $224,900 Active 100 DOM
3. 2026-06-17
   days on market $224,900 Active 99 DOM
4. 2026-06-16
   days on market $224,900 Active 98 DOM
5. 2026-06-15
   days on market $224,900 Active 97 DOM
6. 2026-06-13
   days on market $224,900 Active 95 DOM
7. 2026-06-13
   days on market $224,900 Active 94 DOM
8. 2026-06-10
   days on market $224,900 Active 92 DOM
9. 2026-06-09
   days on market $224,900 Active 91 DOM
10. 2026-06-08
    days on market $224,900 Active 90 DOM
11. 2026-06-07
    days on market $224,900 Active 89 DOM
12. 2026-06-03
    days on market $224,900 Active 85 DOM
13. 2026-06-03
    days on market $224,900 Active 84 DOM
14. 2026-06-01
    days on market $224,900 Active 83 DOM
15. 2026-05-31
    days on market $224,900 Active 82 DOM
16. 2026-04-29
    price $224,900
17. 2026-04-08
    price $237,500
18. 2026-03-10
    listed $249,500 Active
19. 2025-12-23
    historical
20. 2025-11-04
    price $259,900
21. 2025-08-22
    listed $265,000 Active
22. 2020-10-16
    soldstatus $175,000
23. 2020-10-13
    soldstatus $175,000 Sold 1185-char remark

    Show marketing remark (1185 chars)

    Fooooooooore....Welcome to 4 Creekside Way located in a quiet and quaint community on the prestigious Pebble Creek Golf Course. The front porch is inviting and perfect for rocking chairs! As you walk through the front door you will see the spacious but cozy open floor plan. The kitchen has pocket doors on each side so the cook can have privacy. As you walk through the kitchen you are greeted by a dining area that leads you to a large living room with a beautiful gas log fireplace that is perfect for cold winter nights. Downstairs you will also find the laundry room, 1/2 bath, and lots of storage space under the stairs closet. Head upstairs and you will be charmed by the detail in the wood flooring at the landing. There is plenty of room with the master and 2 spacious bedrooms with master bath and guest bathroom. The master features a full bath, a walk in closet, and a private balcony that is perfect for a cup of coffee or good book. You will love the quiet back porch that leads to a small yard and overlooks the 16th tee box. The back porch is the perfect place for entertaining or to sit back and watch the golfers tee off! Don't miss this great opportunity!

24. 2020-09-13
    historical Contingency Contract 1185-char remark

    Show marketing remark (1185 chars)

    Fooooooooore....Welcome to 4 Creekside Way located in a quiet and quaint community on the prestigious Pebble Creek Golf Course. The front porch is inviting and perfect for rocking chairs! As you walk through the front door you will see the spacious but cozy open floor plan. The kitchen has pocket doors on each side so the cook can have privacy. As you walk through the kitchen you are greeted by a dining area that leads you to a large living room with a beautiful gas log fireplace that is perfect for cold winter nights. Downstairs you will also find the laundry room, 1/2 bath, and lots of storage space under the stairs closet. Head upstairs and you will be charmed by the detail in the wood flooring at the landing. There is plenty of room with the master and 2 spacious bedrooms with master bath and guest bathroom. The master features a full bath, a walk in closet, and a private balcony that is perfect for a cup of coffee or good book. You will love the quiet back porch that leads to a small yard and overlooks the 16th tee box. The back porch is the perfect place for entertaining or to sit back and watch the golfers tee off! Don't miss this great opportunity!

25. 2020-09-10
    listed $170,000 Active 1185-char remark

    Show marketing remark (1185 chars)

    Fooooooooore....Welcome to 4 Creekside Way located in a quiet and quaint community on the prestigious Pebble Creek Golf Course. The front porch is inviting and perfect for rocking chairs! As you walk through the front door you will see the spacious but cozy open floor plan. The kitchen has pocket doors on each side so the cook can have privacy. As you walk through the kitchen you are greeted by a dining area that leads you to a large living room with a beautiful gas log fireplace that is perfect for cold winter nights. Downstairs you will also find the laundry room, 1/2 bath, and lots of storage space under the stairs closet. Head upstairs and you will be charmed by the detail in the wood flooring at the landing. There is plenty of room with the master and 2 spacious bedrooms with master bath and guest bathroom. The master features a full bath, a walk in closet, and a private balcony that is perfect for a cup of coffee or good book. You will love the quiet back porch that leads to a small yard and overlooks the 16th tee box. The back porch is the perfect place for entertaining or to sit back and watch the golfers tee off! Don't miss this great opportunity!

26. 2020-09-07
    historical
27. 2020-08-31
    price $171,500
28. 2020-08-11
    price $172,500
29. 2020-08-02
    price $173,000
30. 2020-07-27
    price $173,900
31. 2020-07-20
    price $174,999
32. 2020-06-28
    listed $175,000 Active
33. 1985-09-20
    soldstatus $79,950

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$170/yr (+$14/mo · 16.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,524
• − Mortgage interest: −$12,038
• − Property taxes: −$1,055
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$2,160
• − Depreciation: −$6,252
• Taxable loss: −$4,499
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $271/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 — Taylors

• Score: 81/100
• State rank: #6
• US rank: #1326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylors, SC
• County: Greenville County · 573,815 people
• City population: 44,861
• Metro: Greenville-Anderson, SC
• Population (ZIP): 32,292
• Household income: $65,342
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1685.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 1% Vietnamese 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: ▼ -291.09%
• Current HPI: 277.6004
• Rent YoY: ▲ 0.14%
• 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

+181.3% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $224,900 Greater Greenville MLS
• 2026-04-08 Price Changed $237,500 Greater Greenville MLS
• 2026-03-10 Listed $249,500 Greater Greenville MLS
• 2025-12-23 Listing Removed — Greater Greenville MLS
• 2025-11-04 Price Changed $259,900 Greater Greenville MLS
• 2025-08-22 Listed $265,000 Greater Greenville MLS
• 2020-10-16 Sold (Public Records) $175,000 Public Records
• 2020-10-13 Sold (MLS) $175,000 Greater Greenville MLS
• 2020-09-13 Contingent — Greater Greenville MLS
• 2020-09-10 Listed $170,000 Greater Greenville MLS
• 2020-09-07 Listing Removed — Greater Greenville MLS
• 2020-08-31 Price Changed $171,500 Greater Greenville MLS
• 2020-08-11 Price Changed $172,500 Greater Greenville MLS
• 2020-08-02 Price Changed $173,000 Greater Greenville MLS
• 2020-07-27 Price Changed $173,900 Greater Greenville MLS
• 2020-07-20 Price Changed $174,999 Greater Greenville MLS
• 2020-06-28 Listed $175,000 Greater Greenville MLS
• 1985-09-20 Sold (Public Records) $79,950 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,055 · +1.5% YoY. Source: county tax records.