116 Derwent Trl · Conestee, SC 29605

$219,990

3 bd · 2.5 ba · 1,457 sqft · Townhouse · 97 Days on market

Built 2026 Excellent condition 1-car garage $151/sqft · 5% below area Est $232k · 5% under

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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 +13.1/30.0
• ARV discount +9.8/15.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Nyomi plan offers a well-balanced layout with three bedrooms and two and a half baths, designed for both comfort and functionality. An open-concept main living area seamlessly connects the kitchen, dining, and living spaces, creating an inviting environment for everyday living and entertaining. Natural light enhances the sense of openness, while thoughtful separation of spaces provides privacy where it matters most. The primary suite serves as a relaxing retreat with generous space and storage, and the additional bedrooms are ideal for family, guests, or a home office. With a flexible design and efficient use of space, the Nyomi plan fits a variety of modern lifestyles.

Key facts

• Garage
• Built 2026
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (12.9% below list).
• Recommended offer: $192k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% 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.
• Market conditions: Rents rising (+3.7%/yr); 548 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 35% 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

• It's been on market 97 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,655 (12.9% 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 97 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $231,750
• List price: $219,990
• Delta: -5.07%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Derwent Trl Lot 43	0.01mi	3/2.5	1,457 (0%)	4mo	$234,000	$161	96
118 Derwent Trl Lot 47	0.02mi	3/2.5	1,457 (0%)	5mo	$229,500	$158	95
301 Parksville Pl Lot 57	0.04mi	3/2.5	1,457 (0%)	4mo	$234,565	$161	95
303 Heswall Ct Lot 18	0.05mi	3/2.5	1,457 (0%)	4mo	$219,990	$151	94
504 Heswall Ct Lot 38	0.04mi	3/2.5	1,415 (-3%)	16mo	$249,990	$177	80

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-34,617
• Equity at exit: $32,801

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-24,715
• Equity at exit: $19,021

Cash invested: $61,597 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 6 under contract
• Months of supply: 28.3 mo (4%/mo absorbed)
• Median asking: $229,990 ($158/sqft)
• Median days on market: 97 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29605

• Rents YoY: 3.7%
• Active inventory: 548
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-6

Break-even live

Break-even rent $1,924

Max offer price $219,089

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $70	+0% $-6	+5% $-82	+10% $-158
Rent	-10% $-158	-5% $-82	+0% $-6	+5% $69	+10% $145
Rate	-1.0pp $105	-0.5pp $50	base $-6	+0.5pp $-63	+1.0pp $-121

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: $54,998
• Closing costs: $6,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Heswall CT Greenville, SC	3.0	2.5	1414	$1,750	$1.24	9d	1	0.13mi
165 Sarnesfield Way Greenville, SC	3.0	2.0	1490	$1,898	$1.27	9d	1	0.80mi
159 Sarnesfield Way Greenville, SC	3.0	2.5	1442	$1,820	$1.26	80d	1	0.81mi
158 Sarnesfield Way Greenville, SC	3.0	2.5	1490	$1,815	$1.22	63d	1	0.83mi
411 Mancini Dr Greenville, SC	3.0	2.5	1442	$1,900	$1.32	88d	1	0.96mi
20 Eastview Dr Greenville, SC	3.0	2.0	1299	$1,600	$1.23	119d	1	1.34mi

Property features AI

Finance

• Financial info: List price $225,990

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family property (Nyomi plan)Spec inventory
• Exterior features: Living area of 1,457

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Nyomi plan

Listing history 50 events

1. 2026-09-24
   days on market $219,990 Active 97 DOM
2. 2026-09-23
   days on market $219,990 Active 96 DOM
3. 2026-09-22
   days on market $219,990 Active 95 DOM
4. 2026-09-21
   days on market $219,990 Active 94 DOM
5. 2026-09-20
   days on market $219,990 Active 93 DOM
6. 2026-09-19
   days on market $219,990 Active 92 DOM
7. 2026-09-18
   days on market $219,990 Active 91 DOM
8. 2026-09-16
   days on market $219,990 Active 89 DOM
9. 2026-09-15
   days on market $219,990 Active 88 DOM
10. 2026-09-14
    days on market $219,990 Active 87 DOM
11. 2026-09-13
    days on market $219,990 Active 86 DOM
12. 2026-09-12
    days on market $219,990 Active 85 DOM
13. 2026-09-11
    days on market $219,990 Active 84 DOM
14. 2026-09-06
    days on market $219,990 Active 78 DOM
15. 2026-09-04
    days on market $219,990 Active 77 DOM
16. 2026-09-03
    days on market $219,990 Active 76 DOM
17. 2026-08-31
    days on market $219,990 Active 73 DOM
18. 2026-08-30
    days on market $219,990 Active 72 DOM
19. 2026-08-29
    days on market $219,990 Active 71 DOM
20. 2026-08-28
    days on market $219,990 Active 70 DOM
21. 2026-08-27
    days on market $219,990 Active 69 DOM
22. 2026-08-25
    days on market $219,990 Active 67 DOM
23. 2026-08-24
    days on market $219,990 Active 66 DOM
24. 2026-08-23
    days on market $219,990 Active 65 DOM
25. 2026-08-22
    days on market $219,990 Active 64 DOM
26. 2026-08-21
    days on market $219,990 Active 63 DOM
27. 2026-08-20
    days on market $219,990 Active 62 DOM
28. 2026-08-19
    days on market $219,990 Active 61 DOM
29. 2026-08-18
    days on market $219,990 Active 60 DOM
30. 2026-08-16
    days on market $219,990 Active 58 DOM
31. 2026-08-15
    days on market $219,990 Active 57 DOM
32. 2026-08-15
    days on market $219,990 Active 56 DOM
33. 2026-08-13
    days on market $219,990 Active 55 DOM
34. 2026-08-12
    days on market $219,990 Active 54 DOM
35. 2026-08-11
    days on market $219,990 Active 53 DOM
36. 2026-08-10
    days on market $219,990 Active 52 DOM
37. 2026-08-09
    days on market $219,990 Active 51 DOM
38. 2026-08-07
    days on market $219,990 Active 49 DOM
39. 2026-08-06
    days on market $219,990 Active 48 DOM
40. 2026-08-05
    days on market $219,990 Active 47 DOM
41. 2026-08-04
    days on market $219,990 Active 46 DOM
42. 2026-08-03
    days on market $219,990 Active 45 DOM
43. 2026-07-31
    days on market $219,990 Active 42 DOM
44. 2026-07-30
    days on market $219,990 Active 41 DOM
45. 2026-07-30
    days on market $219,990 Active 40 DOM
46. 2026-07-28
    days on market $219,990 Active 39 DOM
47. 2026-07-26
    days on market $219,990 Active 37 DOM
48. 2026-07-25
    days on market $219,990 Active 36 DOM
49. 2026-07-24
    days on market $219,990 Active 35 DOM
50. 2026-07-23
    days on market $219,990 Active 34 DOM

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

Taxation est. · year 1

• Rental income: $22,999
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$6,400
• Taxable loss: −$3,804
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $838/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a well-maintained interior and exterior, making it a great investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping can increase both resale and rental value ↑
• Both HVAC maintenance and tune-up — A clean and efficient HVAC system improves comfort and energy efficiency ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Blythe Academy C+ SC #99/597 Nat'l #8,415/41,679 Middle Hughes Academy Of Science And Technology F SC #75/229 Nat'l #5,872/14,009 High Southside High F SC #166/196 Nat'l #6,890/17,239

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 · 574,580 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: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $225,990

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family property (Nyomi plan)Spec inventory
• Exterior features: Living area of 1,457

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Nyomi plan