27 Border Ave · Simpsonville, SC 29680

$325,000

4 bd · 2.5 ba · 2,197 sqft · SingleFamily public records · 159 Days on market

Built 2006 7,405 sqft lot Est $369k · 12% under $33/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 +12.9/15.0
• Cash flow +12.8/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is immaculate. You will love this 4 bedroom two bath home with a private backyard with a 14'X12' screen porch was recently installed. There are two patios that are perfect for entertaining guests outside. The Master bedroom has a trey ceiling and a large shower. The stairway going upstairs wrought iron railings. You will love the open floor plan and the many cabinets in the kitchen. All appliances remain, even the refrigerator. The community has an Olympic sized pool, a baby pool, cabana, sidewalks and lights.

Key facts

• Screened in porch
• Olympic pool
• Second patio

Tags

• SCREENED IN PORCH
• SECOND PATIO
• NEW ROOF
• NEW HVAC
• WALK-IN CLOSET
• OLYMPIC POOL

Property features AI

Finance

• HOA & community: Property is part of a homeowners association (no HOA services included in fee); Community amenities include common areas, lighting, a pool, and some sidewalks

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Utilities: Public water; Gas water heater; Public sewer; Private garbage pickup; Attached garage
• Home design: Two-story residential home; Built in 2006; Storage in attic, garage, and outbuilding; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Patio; Some storm doors; Tilt-out windows; Underground utilities; Lot slopes gently

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric cooktop
• Bedrooms: Primary bedroom on 2nd level with full bath, shower-only, and walk-in closet; Second bedroom approximately 10 x 12; Third bedroom approximately 11 x 11; Fourth bedroom approximately 13 x 11; Primary/master bedroom approximately 17 x 14
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central electric forced-air cooling
• Interior features: Cable available; 9-foot (or higher) smooth ceilings with ceiling fans; Open floor plan; Smoke detector; Walk-in closets; Other countertops; Freestanding fireplace with gas logs
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-29 ($-346/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (22.7% below list).
• Recommended offer: $251k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Simpsonville — 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 (#1 in SC, #295 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety 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: Ellen Woodside Elementary (math 46% / reading 44%, grade D-, #224 of 597 statewide, top 38%, 1,020 students, 78% FRL) — zoned schools average 78% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 244 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 35% of the median local income ($87k/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 $10k 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 159 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $199k; list at $325k implies a 63% gain — meaningful room to come down on a strong offer.

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 $251,260 (22.7% 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 159 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $369,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Border Ave	0.05mi	3/2.5 (-1)	2,181 (-1%)	17mo	$319,000	$146	77
18 Dapple Gray Ct	0.39mi	4/2.5	2,255 (+3%)	2mo	$434,400	$193	76
46 Corgi Dr	0.41mi	4/2.5	2,287 (+4%)	11mo	$385,000	$168	65
27 Dandie Dr	0.32mi	3/2.5 (-1)	2,121 (-4%)	11mo	$379,900	$179	65
61 Border Ave	0.16mi	4/2.0	1,940 (-12%)	14mo	$345,000	$178	59
804 Neely Farm Dr	0.65mi	4/2.5	2,321 (+6%)	3mo	$440,000	$190	58
103 Farming Creek Dr	0.67mi	4/2.5	2,227 (+1%)	12mo	$439,000	$197	57
104 Tiffan Ct	0.53mi	4/2.5	2,074 (-6%)	18mo	$308,000	$149	50
13 Tilden Ct	0.67mi	3/3.0 (-1)	2,054 (-6%)	3mo	$317,000	$154	48
105 Fox Chase Ct	0.62mi	4/2.5	2,399 (+9%)	11mo	$370,000	$154	47
312 Farming Creek Dr Unit 312 Farming Creek Drive	0.68mi	3/2.5 (-1)	2,114 (-4%)	17mo	$345,000	$163	43
711 Davenport Rd	0.57mi	3/2.0 (-1)	1,894 (-14%)	15mo	$288,000	$152	31

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-54,983
• Equity at exit: $48,459

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-52,217
• Equity at exit: $28,100

Cash invested: $91,000 (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 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 244
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,513 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-29

Break-even live

Break-even rent $2,549

Max offer price $319,908

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $63	+0% $-29	+5% $-121	+10% $-213
Rent	-10% $-227	-5% $-128	+0% $-29	+5% $70	+10% $170
Rate	-1.0pp $135	-0.5pp $54	base $-29	+0.5pp $-113	+1.0pp $-199

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	5d	1	0.01mi
41 Border Ave Simpsonville, SC	3.0	2.5	2638	$2,395	$0.91	25d	1	0.06mi
129 Border Ave Simpsonville, SC	5.0	3.0	2900	$4,000	$1.38	16d	1	0.37mi
243 Scottish Ave Simpsonville, SC	3.0	2.0	1425	$1,995	$1.40	5d	1	0.45mi
127 Ashdown Dr Simpsonville, SC	3.0	2.0	1600	$1,945	$1.22	13d	1	0.45mi
605 Harrison Bridge Rd Simpsonville, SC	3.0	2.5	1564	$1,822	$1.17	5d	12	0.83mi
305 Tripmont Ct Simpsonville, SC	4.0	2.5	1838	$2,300	$1.25	25d	1	0.87mi
405 Tripmont Ct Simpsonville, SC	4.0	2.5	1860	$2,300	$1.24	25d	1	0.94mi
4 Bellflower Ct Simpsonville, SC	4.0	3.5	2441	$2,900	$1.19	23d	1	0.96mi
101 Chadmore St Simpsonville, SC	5.0	3.0	2400	$2,400	$1.00	25d	1	1.17mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	25d	1	1.22mi
11 Phaeton Ave Simpsonville, SC	4.0	3.5	2636	$2,400	$0.91	25d	1	1.29mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	21d	1	1.35mi
5 Calgary Ct Simpsonville, SC	4.0	3.0	2800	$2,650	$0.95	25d	1	1.39mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	21d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 19 events

1. 2026-04-26
   status Pending
2. 2026-04-01
   price $325,000
3. 2026-01-06
   price $330,000
4. 2025-11-18
   listed $345,000 Active
5. 2025-11-18
   historical
6. 2025-07-25
   listed $345,000 Active
7. 2017-04-04
   soldstatus $199,000
8. 2017-03-30
   soldstatus $199,000 Sold 526-char remark

   Show marketing remark (526 chars)

   This home is immaculate. You will love this 4 bedroom two bath home with a private backyard with a 14'X12' screen porch was recently installed. There are two patios that are perfect for entertaining guests outside. The Master bedroom has a trey ceiling and a large shower. The stairway going upstairs wrought iron railings. You will love the open floor plan and the many cabinets in the kitchen. All appliances remain, even the refrigerator. The community has an Olympic sized pool, a baby pool, cabana, sidewalks and lights.

9. 2017-02-26
   historical Contingency Contract 526-char remark

   Show marketing remark (526 chars)

   This home is immaculate. You will love this 4 bedroom two bath home with a private backyard with a 14'X12' screen porch was recently installed. There are two patios that are perfect for entertaining guests outside. The Master bedroom has a trey ceiling and a large shower. The stairway going upstairs wrought iron railings. You will love the open floor plan and the many cabinets in the kitchen. All appliances remain, even the refrigerator. The community has an Olympic sized pool, a baby pool, cabana, sidewalks and lights.

10. 2017-02-17
    price $198,900 526-char remark

    Show marketing remark (526 chars)

    This home is immaculate. You will love this 4 bedroom two bath home with a private backyard with a 14'X12' screen porch was recently installed. There are two patios that are perfect for entertaining guests outside. The Master bedroom has a trey ceiling and a large shower. The stairway going upstairs wrought iron railings. You will love the open floor plan and the many cabinets in the kitchen. All appliances remain, even the refrigerator. The community has an Olympic sized pool, a baby pool, cabana, sidewalks and lights.

11. 2016-09-20
    listed $199,900 Active 526-char remark

    Show marketing remark (526 chars)

    This home is immaculate. You will love this 4 bedroom two bath home with a private backyard with a 14'X12' screen porch was recently installed. There are two patios that are perfect for entertaining guests outside. The Master bedroom has a trey ceiling and a large shower. The stairway going upstairs wrought iron railings. You will love the open floor plan and the many cabinets in the kitchen. All appliances remain, even the refrigerator. The community has an Olympic sized pool, a baby pool, cabana, sidewalks and lights.

12. 2009-11-04
    historical
13. 2009-03-19
    listed $174,900
14. 2008-11-18
    historical
15. 2008-05-19
    listed $179,900
16. 2008-05-16
    historical
17. 2008-02-14
    listed $179,900
18. 2008-02-13
    historical
19. 2007-11-15
    listed $187,500

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$160/yr (+$13/mo · 9.5%)

ⓘ 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 ≥104°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,151
• − Mortgage interest: −$18,205
• − Property taxes: −$1,692
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − HOA: −$396
• − Depreciation: −$9,455
• Taxable loss: −$6,046
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $1,105/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 — Simpsonville

• Score: 87/100
• State rank: #1
• US rank: #295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Simpsonville, SC
• County: Greenville County · 573,815 people
• City population: 104,420
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 553.0

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 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% 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: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• 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

+73.3% since first listed

19 events — show timeline

• 2026-04-26 Pending — Greater Greenville MLS
• 2026-04-01 Price Changed $325,000 Greater Greenville MLS
• 2026-01-06 Price Changed $330,000 Greater Greenville MLS
• 2025-11-18 Listing Removed — Greater Greenville MLS
• 2025-11-18 Listed $345,000 Greater Greenville MLS
• 2025-07-25 Listed $345,000 Greater Greenville MLS
• 2017-04-04 Sold (Public Records) $199,000 Public Records
• 2017-03-30 Sold (MLS) $199,000 Greater Greenville MLS
• 2017-02-26 Contingent — Greater Greenville MLS
• 2017-02-17 Price Changed $198,900 Greater Greenville MLS
• 2016-09-20 Listed $199,900 Greater Greenville MLS
• 2009-11-04 Listing Removed — Greater Greenville MLS
• 2009-03-19 Listed $174,900 Greater Greenville MLS
• 2008-11-18 Listing Removed — Greater Greenville MLS
• 2008-05-19 Listed $179,900 Greater Greenville MLS
• 2008-05-16 Listing Removed — Greater Greenville MLS
• 2008-02-14 Listed $179,900 Greater Greenville MLS
• 2008-02-13 Listing Removed — Greater Greenville MLS
• 2007-11-15 Listed $187,500 Greater Greenville MLS

Property tax history

+2.7%/yr

Latest (2025): $1,692 · +4.0% YoY. Source: county tax records.