107 Brinkleys Dr · Conestee, SC 29605

$239,995

3 bd · 2.5 ba · 1,398 sqft · SingleFamily public records · 11 Days on market

Built 2021 Est $288k · 17% under ↓ 38% since listing

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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 +15.0/15.0
• Cash flow +11.6/30.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDER CONTRACT! CONTINUE TO SHOW! ACCEPTING BACK UP OFFERS! HOT NEW PRICE!!! Are you searching for a home near downtown Greenville priced under 250K? It can be challenging! Look no further; this charming 3-bedroom, 2.5-bath residence in the Main Street Village Subdivision is ready for you! Built in 2021, the home is in excellent condition. You won't have to stress about repairs or renovating the entire house before moving in. The home is absolutely adorable; you'll adore the rocking chair front porch as you arrive. Plus, there's a 1-car garage for storage or your vehicle, complete with an opener. Inside, you'll find a lovely great room with ample space for your sectional and plenty of windows that let in natural light. The flooring is luxury vinyl plank, and there is NO carpet throughout the entire home. The owners recently invested significantly in removing all the carpet from the second level and stairs, replacing it with luxury vinyl flooring—a fantastic benefit for families with kids and pets. The dining area is quite impressive; it accommodates a large table and chairs, plus an upgraded granite bar that’s perfect for extra seating or overflow from the table—a wonderful addition. The kitchen is delightful, featuring nice cabinets and stainless steel appliances, with a brand new dishwasher. The countertops are granite, which is a fantastic upgrade. Additionally, there’s a powder room on the first floor for guests, and the laundry room is conveniently located on the same level. Upstairs, you’ll discover two bedrooms along with a hall bath that boasts a granite countertop and a tub-shower combo. The primary bedroom is very spacious, complete with a full bath, double granite vanities, a tub-shower combo, and a walk-in closet. The backyard is nice and flat, perfect for fencing if you wish; however, the sellers enjoy the open space. Oh, and I almost forgot to mention that the HOA handles all lawn maintenance, so you won’t have to worry about mowing the grass. Street lights and garbage pickup are also included, all for just $80 a month. This is an amazing opportunity. You won’t find a better price, floor plan, or location—three major advantages. I'm ready to show you this fantastic home! Call me directly and we will set up a private showing

Key facts

• Garage
• Built 2021
• Listed 11 days

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers lawn maintenance and trash service; Community has lighting and landscape maintenance

Exterior

• Parking: Attached garage with door opener (2-car garage listed); Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Two-story residential home; Built in 2021
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation
• Exterior features: Front porch; Tilt-out windows; Vinyl/aluminum trim; Level lot; Lot size half acre or less

Interior

• Kitchen: Kitchen approx. 13 x 8; Cooktop (smooth electric); Built-in microwave; Dishwasher; Self-cleaning oven / electric oven / standalone electric range
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, tub/shower, and walk-in closet; Master bedroom approx. 12 x 14; Second bedroom approx. 10 x 10; Third bedroom approx. 10 x 11
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced-air heating; Central forced cooling (electric)
• Interior features: Cable available; 9-foot or higher ceilings; Ceiling fans; Smooth ceilings; Granite countertops; Smoke detector; Some window treatments; Walk-in closet
• Laundry & utility: Laundry room on 1st floor; Attic and garage storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-75 ($-898/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.6% below list).
• Recommended offer: $183k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Conestee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Blythe Academy (math 55% / reading 60%, grade C+, #99 of 597 statewide, top 17%, 881 students, 62% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 398 active listings in the ZIP; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 34% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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.

Recommended offer $183,324 (23.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $287,988
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 2nd St	0.20mi	3/2.0	1,327 (-5%)	9mo	$260,000	$196	73
824 Fork Shoals Rd	0.31mi	2/1.5 (-1)	1,340 (-4%)	8mo	$165,000	$123	63
920 Throckmorton Ct	0.71mi	3/2.0	1,538 (+10%)	11mo	$305,000	$198	39
308 Ecton Pl	0.59mi	3/2.0	1,599 (+14%)	9mo	$346,304	$217	39
101 Denbigh Ln	0.67mi	3/2.0	1,599 (+14%)	12mo	$340,828	$213	33
513 Barbican Pl Lot 30	0.75mi	3/2.0	1,599 (+14%)	15mo	$328,915	$206	27
513 Barbican Pl	0.75mi	3/2.0	1,599 (+14%)	15mo	$328,915	$206	27

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-42,372
• Equity at exit: $35,784

10-year hold

• IRR: -8.8%
• Equity multiple: 0.44×
• Total profit: $-37,689
• Equity at exit: $20,750

Cash invested: $67,199 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-75

Break-even live

Break-even rent $1,928

Max offer price $226,779

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: $59,999
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-07
   statusdays on marketlisting id $239,995 Pending 11 DOM
2. 2026-06-03
   days on market $239,995 Contingency Contract 50 DOM
3. 2026-06-03
   days on market $239,995 Contingency Contract 49 DOM
4. 2026-06-01
   days on market $239,995 Contingency Contract 48 DOM
5. 2026-05-31
   days on market $239,995 Contingency Contract 47 DOM
6. 2026-05-06
   status Pending 2326-char remark

   Show marketing remark (2326 chars)

   UNDER CONTRACT! CONTINUE TO SHOW! ACCEPTING BACK UP OFFERS! HOT NEW PRICE!!! Are you searching for a home near downtown Greenville priced under 250K? It can be challenging! Look no further; this charming 3-bedroom, 2.5-bath residence in the Main Street Village Subdivision is ready for you! Built in 2021, the home is in excellent condition. You won't have to stress about repairs or renovating the entire house before moving in. The home is absolutely adorable; you'll adore the rocking chair front porch as you arrive. Plus, there's a 1-car garage for storage or your vehicle, complete with an opener. Inside, you'll find a lovely great room with ample space for your sectional and plenty of windows that let in natural light. The flooring is luxury vinyl plank, and there is NO carpet throughout the entire home. The owners recently invested significantly in removing all the carpet from the second level and stairs, replacing it with luxury vinyl flooring—a fantastic benefit for families with kids and pets. The dining area is quite impressive; it accommodates a large table and chairs, plus an upgraded granite bar that’s perfect for extra seating or overflow from the table—a wonderful addition. The kitchen is delightful, featuring nice cabinets and stainless steel appliances, with a brand new dishwasher. The countertops are granite, which is a fantastic upgrade. Additionally, there’s a powder room on the first floor for guests, and the laundry room is conveniently located on the same level. Upstairs, you’ll discover two bedrooms along with a hall bath that boasts a granite countertop and a tub-shower combo. The primary bedroom is very spacious, complete with a full bath, double granite vanities, a tub-shower combo, and a walk-in closet. The backyard is nice and flat, perfect for fencing if you wish; however, the sellers enjoy the open space. Oh, and I almost forgot to mention that the HOA handles all lawn maintenance, so you won’t have to worry about mowing the grass. Street lights and garbage pickup are also included, all for just $80 a month. This is an amazing opportunity. You won’t find a better price, floor plan, or location—three major advantages. I'm ready to show you this fantastic home! Call me directly and we will set up a private showing

7. 2026-05-06
   historical Contingency Contract

   Show marketing remark (2326 chars)

   UNDER CONTRACT! CONTINUE TO SHOW! ACCEPTING BACK UP OFFERS! HOT NEW PRICE!!! Are you searching for a home near downtown Greenville priced under 250K? It can be challenging! Look no further; this charming 3-bedroom, 2.5-bath residence in the Main Street Village Subdivision is ready for you! Built in 2021, the home is in excellent condition. You won't have to stress about repairs or renovating the entire house before moving in. The home is absolutely adorable; you'll adore the rocking chair front porch as you arrive. Plus, there's a 1-car garage for storage or your vehicle, complete with an opener. Inside, you'll find a lovely great room with ample space for your sectional and plenty of windows that let in natural light. The flooring is luxury vinyl plank, and there is NO carpet throughout the entire home. The owners recently invested significantly in removing all the carpet from the second level and stairs, replacing it with luxury vinyl flooring—a fantastic benefit for families with kids and pets. The dining area is quite impressive; it accommodates a large table and chairs, plus an upgraded granite bar that’s perfect for extra seating or overflow from the table—a wonderful addition. The kitchen is delightful, featuring nice cabinets and stainless steel appliances, with a brand new dishwasher. The countertops are granite, which is a fantastic upgrade. Additionally, there’s a powder room on the first floor for guests, and the laundry room is conveniently located on the same level. Upstairs, you’ll discover two bedrooms along with a hall bath that boasts a granite countertop and a tub-shower combo. The primary bedroom is very spacious, complete with a full bath, double granite vanities, a tub-shower combo, and a walk-in closet. The backyard is nice and flat, perfect for fencing if you wish; however, the sellers enjoy the open space. Oh, and I almost forgot to mention that the HOA handles all lawn maintenance, so you won’t have to worry about mowing the grass. Street lights and garbage pickup are also included, all for just $80 a month. This is an amazing opportunity. You won’t find a better price, floor plan, or location—three major advantages. I'm ready to show you this fantastic home! Call me directly and we will set up a private showing

8. 2026-05-02
   price $239,995
9. 2026-05-01
   price $239,995 2326-char remark

   Show marketing remark (2326 chars)

   UNDER CONTRACT! CONTINUE TO SHOW! ACCEPTING BACK UP OFFERS! HOT NEW PRICE!!! Are you searching for a home near downtown Greenville priced under 250K? It can be challenging! Look no further; this charming 3-bedroom, 2.5-bath residence in the Main Street Village Subdivision is ready for you! Built in 2021, the home is in excellent condition. You won't have to stress about repairs or renovating the entire house before moving in. The home is absolutely adorable; you'll adore the rocking chair front porch as you arrive. Plus, there's a 1-car garage for storage or your vehicle, complete with an opener. Inside, you'll find a lovely great room with ample space for your sectional and plenty of windows that let in natural light. The flooring is luxury vinyl plank, and there is NO carpet throughout the entire home. The owners recently invested significantly in removing all the carpet from the second level and stairs, replacing it with luxury vinyl flooring—a fantastic benefit for families with kids and pets. The dining area is quite impressive; it accommodates a large table and chairs, plus an upgraded granite bar that’s perfect for extra seating or overflow from the table—a wonderful addition. The kitchen is delightful, featuring nice cabinets and stainless steel appliances, with a brand new dishwasher. The countertops are granite, which is a fantastic upgrade. Additionally, there’s a powder room on the first floor for guests, and the laundry room is conveniently located on the same level. Upstairs, you’ll discover two bedrooms along with a hall bath that boasts a granite countertop and a tub-shower combo. The primary bedroom is very spacious, complete with a full bath, double granite vanities, a tub-shower combo, and a walk-in closet. The backyard is nice and flat, perfect for fencing if you wish; however, the sellers enjoy the open space. Oh, and I almost forgot to mention that the HOA handles all lawn maintenance, so you won’t have to worry about mowing the grass. Street lights and garbage pickup are also included, all for just $80 a month. This is an amazing opportunity. You won’t find a better price, floor plan, or location—three major advantages. I'm ready to show you this fantastic home! Call me directly and we will set up a private showing

10. 2026-04-24
    listed $245,000 Active 2326-char remark

    Show marketing remark (2326 chars)

    UNDER CONTRACT! CONTINUE TO SHOW! ACCEPTING BACK UP OFFERS! HOT NEW PRICE!!! Are you searching for a home near downtown Greenville priced under 250K? It can be challenging! Look no further; this charming 3-bedroom, 2.5-bath residence in the Main Street Village Subdivision is ready for you! Built in 2021, the home is in excellent condition. You won't have to stress about repairs or renovating the entire house before moving in. The home is absolutely adorable; you'll adore the rocking chair front porch as you arrive. Plus, there's a 1-car garage for storage or your vehicle, complete with an opener. Inside, you'll find a lovely great room with ample space for your sectional and plenty of windows that let in natural light. The flooring is luxury vinyl plank, and there is NO carpet throughout the entire home. The owners recently invested significantly in removing all the carpet from the second level and stairs, replacing it with luxury vinyl flooring—a fantastic benefit for families with kids and pets. The dining area is quite impressive; it accommodates a large table and chairs, plus an upgraded granite bar that’s perfect for extra seating or overflow from the table—a wonderful addition. The kitchen is delightful, featuring nice cabinets and stainless steel appliances, with a brand new dishwasher. The countertops are granite, which is a fantastic upgrade. Additionally, there’s a powder room on the first floor for guests, and the laundry room is conveniently located on the same level. Upstairs, you’ll discover two bedrooms along with a hall bath that boasts a granite countertop and a tub-shower combo. The primary bedroom is very spacious, complete with a full bath, double granite vanities, a tub-shower combo, and a walk-in closet. The backyard is nice and flat, perfect for fencing if you wish; however, the sellers enjoy the open space. Oh, and I almost forgot to mention that the HOA handles all lawn maintenance, so you won’t have to worry about mowing the grass. Street lights and garbage pickup are also included, all for just $80 a month. This is an amazing opportunity. You won’t find a better price, floor plan, or location—three major advantages. I'm ready to show you this fantastic home! Call me directly and we will set up a private showing

11. 2026-04-14
    listed $245,000 Active
12. 2023-04-27
    soldstatus $221,328 Sold 471-char remark

    Show marketing remark (471 chars)

    Looking for a home located in the center of Greenville? This home is less than three years old. It's situated near Conestee Park, mins to Highway 85, and less than 15 mins from Downtown Greenville. This home features a bright and open floorplan. White kitchen cabinets, granite countertops, and the newly added kitchen island is a plus! The highlight is the spacious Owner's suite with a dual vanity in the owner's bathroom. This neighborhood is a maintenance free."

13. 2023-03-17
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Looking for a home located in the center of Greenville? This home is less than three years old. It's situated near Conestee Park, mins to Highway 85, and less than 15 mins from Downtown Greenville. This home features a bright and open floorplan. White kitchen cabinets, granite countertops, and the newly added kitchen island is a plus! The highlight is the spacious Owner's suite with a dual vanity in the owner's bathroom. This neighborhood is a maintenance free."

14. 2023-03-15
    listed $227,000 Active 471-char remark

    Show marketing remark (471 chars)

    Looking for a home located in the center of Greenville? This home is less than three years old. It's situated near Conestee Park, mins to Highway 85, and less than 15 mins from Downtown Greenville. This home features a bright and open floorplan. White kitchen cabinets, granite countertops, and the newly added kitchen island is a plus! The highlight is the spacious Owner's suite with a dual vanity in the owner's bathroom. This neighborhood is a maintenance free."

15. 2021-03-26
    soldstatus $173,990 Sold
16. 2020-12-23
    status Pending
17. 2020-11-20
    listed $173,490 Active
18. 2020-09-09
    soldstatus $385,000

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $1,974 · $165/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,999
• − Mortgage interest: −$13,443
• − Property taxes: −$1,974
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$6,982
• Taxable loss: −$5,120
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $331/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 — Conestee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Conestee, SC
• County: Greenville County · 573,815 people
• 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

-37.7% since first listed

13 events — show timeline

• 2026-05-06 Pending — WUMLS
• 2026-05-06 Contingent — Greater Greenville MLS
• 2026-05-02 Price Changed $239,995 Greater Greenville MLS
• 2026-05-01 Price Changed $239,995 WUMLS
• 2026-04-24 Listed $245,000 WUMLS
• 2026-04-14 Listed $245,000 Greater Greenville MLS
• 2023-04-27 Sold (MLS) $221,328 Greater Greenville MLS
• 2023-03-17 Pending — Greater Greenville MLS
• 2023-03-15 Listed $227,000 Greater Greenville MLS
• 2021-03-26 Sold (MLS) $173,990 Greater Greenville MLS
• 2020-12-23 Pending — Greater Greenville MLS
• 2020-11-20 Listed $173,490 Greater Greenville MLS
• 2020-09-09 Sold (Public Records) $385,000 Public Records

Property tax history

-7.7%/yr

Latest (2025): $1,974 · -3.1% YoY. Source: county tax records.