306 Revis Creek Ct · Five Forks, SC 29681

$270,000

3 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 139 Days on market

Built 2002 8,712 sqft lot $25/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).

• Cash flow +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home in the sought after Simpsonville SC. Do not miss out on your opportunity to have a home in the five forks area.

Key facts

• New flooring
• 8,712 sq ft lot
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• NEW FLOORING
• ENERGY-EFFICIENT APPLIANCES

Property features AI

Finance

• Other: Community amenities: Other (see remarks)
• HOA & community: Homeowners association present; HOA does not include additional fee-covered services

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Private co-op water; Public sewer; Electric water heater; Private garbage pickup; Electric-powered heating; Central forced air cooling; Attached garage (covered in parking)
• Home design: Single-story home; Approximately 21–30 years old; Slab foundation
• Construction: Composition shingle roof; Partial brick veneer and vinyl siding; Slab foundation; Built approximately 21–30 years ago
• Exterior features: Partial brick veneer and vinyl siding exterior; Composition shingle roof; Level lot

Interior

• Kitchen: Kitchen approx. 11 x 10; Dishwasher; Electric oven; Built-in microwave
• Bedrooms: Three bedrooms on the main level; Primary bedroom with full bath and separate shower; Primary bedroom approx. 14 x 12; Second bedroom approx. 12 x 11; Third bedroom approx. 9 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Laminate countertops; Other interior features (see remarks); No fireplace
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (21.2% below list).
• Recommended offer: $213k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Five Forks — 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 80/100 on livability (#9 in SC, #1,615 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F, cost of living 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: Bell'S Crossing Elementary (math 66% / reading 64%, grade B+, #55 of 597 statewide, top 9%, 918 students, 34% FRL).
• Zoned-school proficiency averages 65% at this address vs 49% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.1%/yr); 531 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $8k 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 139 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,784 (21.2% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-37,929
• Equity at exit: $40,258

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-18,992
• Equity at exit: $23,345

Cash invested: $75,600 (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 29681

• Rents YoY: 4.1%
• Active inventory: 531
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$112
• HOA: −$25
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $56

Break-even live

Break-even rent $2,057

Max offer price $270,000

Occupancy floor 92%

Sensitivity live

Price	-10% $209	-5% $133	+0% $56	+5% $-20	+10% $-97
Rent	-10% $-112	-5% $-28	+0% $56	+5% $140	+10% $224
Rate	-1.0pp $192	-0.5pp $125	base $56	+0.5pp $-14	+1.0pp $-85

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Valhalla Ln Simpsonville, SC	3.0	2.0	1199	$1,906	$1.59	25d	1	0.99mi
1000 Knights Spur Ct Simpsonville, SC	1.0–3.0	1.0–2.0	1071	$1,850	$1.73	5d	15	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 19 events

1. 2026-06-08
   status $270,000 Pending 139 DOM
2. 2026-06-07
   days on market $270,000 Active 139 DOM
3. 2026-06-03
   days on market $270,000 Active 135 DOM
4. 2026-06-03
   days on market $270,000 Active 134 DOM
5. 2026-06-01
   days on market $270,000 Active 133 DOM
6. 2026-05-31
   days on market $270,000 Active 132 DOM
7. 2026-04-30
   price $270,000
8. 2026-04-09
   price $280,000
9. 2026-03-06
   status Active
10. 2026-02-26
    status Pending
11. 2026-01-11
    listed $285,000 Active
12. 2025-12-17
    soldstatus $258,200
13. 2014-05-09
    soldstatus $124,800
14. 2014-05-06
    soldstatus $124,800 127-char remark

    Show marketing remark (127 chars)

    Well kept home in the sought after Simpsonville SC. Do not miss out on your opportunity to have a home in the five forks area.

15. 2014-03-12
    historical 127-char remark

    Show marketing remark (127 chars)

    Well kept home in the sought after Simpsonville SC. Do not miss out on your opportunity to have a home in the five forks area.

16. 2013-12-30
    listed $124,800 127-char remark

    Show marketing remark (127 chars)

    Well kept home in the sought after Simpsonville SC. Do not miss out on your opportunity to have a home in the five forks area.

17. 2008-02-11
    historical
18. 2007-09-27
    listed $137,000
19. 2004-10-26
    soldstatus $114,000

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$683/yr (+$57/mo · 79.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,534
• − Mortgage interest: −$15,124
• − Property taxes: −$856
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − HOA: −$300
• − Depreciation: −$7,855
• Taxable loss: −$4,037
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $1,643/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 — Five Forks

• Score: 80/100
• State rank: #9
• US rank: #1615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Five Forks, SC
• County: Greenville County · 573,815 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 68,650
• Household income: $114,986
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 865.0

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 (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Other Asian/Pacific 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: ▼ -144.64%
• Current HPI: 226.5252
• Rent YoY: ▲ 4.09%
• 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

+136.8% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $270,000 Greater Greenville MLS
• 2026-04-09 Price Changed $280,000 Greater Greenville MLS
• 2026-03-06 Relisted — Greater Greenville MLS
• 2026-02-26 Pending — Greater Greenville MLS
• 2026-01-11 Listed $285,000 Greater Greenville MLS
• 2025-12-17 Sold (Public Records) $258,200 Public Records
• 2014-05-09 Sold (Public Records) $124,800 Public Records
• 2014-05-06 Sold (MLS) $124,800 Greater Greenville MLS
• 2014-03-12 Listing Removed — Greater Greenville MLS
• 2013-12-30 Listed $124,800 Greater Greenville MLS
• 2008-02-11 Listing Removed — Greater Greenville MLS
• 2007-09-27 Listed $137,000 Greater Greenville MLS
• 2004-10-26 Sold (Public Records) $114,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $856 · +4.8% YoY. Source: county tax records.