5 Starks Cir · Simpsonville, SC 29680

$239,990

3 bd · 2.5 ba · 1,600 sqft · Townhouse · 13 Days on market

Built 2026 Good condition 1,742 sqft lot Est $282k · 15% under $100/mo HOA · 5% 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 +14.1/15.0
• Cash flow +11.4/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Comfort, Open Spaces, Effortless Living Spacious, open concept kitchen with a 9 foot centered island sits adjacent to the airy family room and breakfast room Main level powder room and coat closet in entryway with 9 foot ceilings The roomy primary suite boasts a spacious walk-in closet and an en suite primary bathroom with a dual vanity, water closet, and glass enclosed tiled walk-in shower with bench seat The second level includes two secondary bedrooms, each with walk-in closets, a secondary bathroom, and the laundry room Easy outdoor access with built-in shed Home includes 1 car garage with 2 car parking pad Step into modern living designed for you-schedule your private showing today!

Key facts

• Location access
• Move in ready
• Chefs kitchen

Tags

• MOVE IN READY
• CHEFS KITCHEN
• OUTDOOR LIVING
• UPSTAIRS LAUNDRY
• SMART HOME FEATURES
• LOCATION ACCESS

Property features AI

Finance

• HOA & community: Homeowners association present; HOA provides lawn maintenance and street lighting; Community amenities include street lights and lawn maintenance

Exterior

• Parking: Attached 1-car garage with door opener; Paved driveway; Garage storage and additional storage (see remarks)
• Security: Smoke detector
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup; Attached garage with standard power
• Home design: Two-story home; Model: Litchfield; New construction (2026), never occupied
• Construction: Vinyl siding exterior; Architectural roof; Slab foundation; Built by DRB Homes
• Exterior features: Front porch; Patio; Tilt-out windows; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Self-cleaning oven (gas); Stand-alone gas range; Built-in microwave; Refrigerator; Pantry closet
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower (no tub) and walk-in closet; Second bedroom ~14 x 10; Third bedroom ~14 x 10; Primary bedroom ~12 x 15
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Attic with disappearing stairs; Cable available; 9-foot (or higher) smooth ceilings; Open floor plan; Smoke detector; Walk-in closet(s); Split floor plan; Quartz countertops; Pantry closet; Pre-wired for smart systems
• Laundry & utility: Laundry on 2nd floor in closet-style space; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.8% below list).
• Recommended offer: $212k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 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.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (11.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $281,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Starks Cir	0.01mi	3/2.5	1,616 (+1%)	0mo	$284,990	$176	98
7 Starks Cir	0.02mi	3/2.5	1,587 (-1%)	1mo	$273,990	$173	97

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-44,560
• Equity at exit: $35,783

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-46,739
• Equity at exit: $20,750

Cash invested: $67,197 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-85

Break-even live

Break-even rent $2,226

Max offer price $227,619

Occupancy floor 99%

Sensitivity live

Price	-10% $80	-5% $-3	+0% $-85	+5% $-168	+10% $-251
Rent	-10% $-253	-5% $-169	+0% $-85	+5% $-2	+10% $82
Rate	-1.0pp $35	-0.5pp $-24	base $-85	+0.5pp $-148	+1.0pp $-211

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Carruth St Simpsonville, SC	3.0	2.5	2056	$2,245	$1.09	5d	1	0.33mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	5d	1	0.56mi
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	13d	1	0.57mi
113 Riverport Dr Simpsonville, SC	4.0	2.5	2200	$2,200	$1.00	25d	1	0.68mi
135 Bayridge Rd , SC	3.0	2.0	1700	$1,950	$1.15	5d	1	0.73mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	21d	1	0.96mi
519 Crowder Pl Piedmont, SC	4.0	3.0	2100	$2,100	$1.00	5d	1	1.00mi
101 Brentmoor Pl Simpsonville, SC	4.0	2.0	2053	$2,250	$1.10	25d	1	1.15mi
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,399	$1.50	13d	1	1.49mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-13
   status $239,990 Pending 13 DOM
2. 2026-06-10
   days on market $239,990 Active 13 DOM
3. 2026-06-09
   days on market $239,990 Active 12 DOM
4. 2026-06-08
   days on market $239,990 Active 11 DOM
5. 2026-06-07
   days on market $239,990 Active 10 DOM
6. 2026-06-03
   days on market $239,990 Active 6 DOM
7. 2026-06-03
   days on market $239,990 Active 5 DOM
8. 2026-06-01
   days on market $239,990 Active 4 DOM
9. 2026-05-31
   days on market $239,990 Active 3 DOM
10. 2026-04-22
    price $248,990 705-char remark

    Show marketing remark (705 chars)

    Modern Comfort, Open Spaces, Effortless Living Spacious, open concept kitchen with a 9 foot centered island sits adjacent to the airy family room and breakfast room Main level powder room and coat closet in entryway with 9 foot ceilings The roomy primary suite boasts a spacious walk-in closet and an en suite primary bathroom with a dual vanity, water closet, and glass enclosed tiled walk-in shower with bench seat The second level includes two secondary bedrooms, each with walk-in closets, a secondary bathroom, and the laundry room Easy outdoor access with built-in shed Home includes 1 car garage with 2 car parking pad Step into modern living designed for you-schedule your private showing today!

11. 2026-04-21
    price $248,990
12. 2026-04-11
    listed $249,990 Active 705-char remark

    Show marketing remark (705 chars)

    Modern Comfort, Open Spaces, Effortless Living Spacious, open concept kitchen with a 9 foot centered island sits adjacent to the airy family room and breakfast room Main level powder room and coat closet in entryway with 9 foot ceilings The roomy primary suite boasts a spacious walk-in closet and an en suite primary bathroom with a dual vanity, water closet, and glass enclosed tiled walk-in shower with bench seat The second level includes two secondary bedrooms, each with walk-in closets, a secondary bathroom, and the laundry room Easy outdoor access with built-in shed Home includes 1 car garage with 2 car parking pad Step into modern living designed for you-schedule your private showing today!

13. 2026-04-10
    listed $249,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 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: $25,413
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$1,200
• − Depreciation: −$6,982
• Taxable loss: −$5,078
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $193/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 · 3 photos

Good 80/100 Cosmetic rehab

This move-in-ready townhouse in Anna’s Pointe is in good condition with a fresh paint job and modern finishes. It offers a spacious layout and is well-suited for both resale and rental markets.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and overall appearance
• Both Install smart home devices — Improves convenience and adds modern features
• Both Add smart thermostat — Saves energy and adds modern convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and overall appearance ↑
• Both Install smart home devices — Improves convenience and adds modern features ↑
• Both Add smart thermostat — Saves energy and adds modern convenience ↑

ⓘ 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: 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

• 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

-0.4% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $248,990 Zillow
• 2026-04-21 Price Changed $248,990 Greater Greenville MLS
• 2026-04-11 Listed $249,990 Zillow
• 2026-04-10 Listed $249,990 Greater Greenville MLS