106 Parkgate Ct · Simpsonville, SC 29680

$255,000

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 127 Days on market

Built 2005 8,276 sqft lot Est $243k · at est. $29/mo HOA · 1% of rent

---

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 +13.2/30.0
• ARV discount +5.3/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-inkitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with . This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

Key facts

• Ample natural light
• Functional layout
• Private retreat

Tags

• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• AMPLE NATURAL LIGHT
• PRIVATE RETREAT

Property features AI

Finance

• HOA & community: Homeowners association present; HOA includes pool and by-laws

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup; Electric power
• Home design: Single-story residence; Built in 2005; Slab foundation; Vinyl siding; Composition shingle roof
• Construction: Vinyl siding construction; Composition shingle roof; Slab foundation; Approximate year built: 2005
• Exterior features: Level lot; Community pool

Interior

• Kitchen: Kitchen approx. 12 x 17; Dishwasher; Disposal; Refrigerator; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms on main level; Primary bedroom on main level with full bath and tub/shower (approx. 14 x 13); Second bedroom approx. 12 x 11; Third bedroom approx. 11 x 12
• Flooring: Carpet; Hardwood; Laminate flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open floor plan; Countertops (other); Pantry closet
• Laundry & utility: Laundry on first floor; Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-4 ($-47/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (21.3% below list).
• Recommended offer: $201k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Fork Shoals School (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 792 students, 58% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 127 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $212k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $200,651 (21.3% 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 127 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Parkgate Ct	0.06mi	3/2.0	1,252 (+3%)	16mo	$249,900	$200	79

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-41,949
• Equity at exit: $38,021

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-38,396
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$106
• HOA: −$29
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-4

Break-even live

Break-even rent $2,011

Max offer price $254,308

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $68	+0% $-4	+5% $-76	+10% $-148
Rent	-10% $-162	-5% $-83	+0% $-4	+5% $75	+10% $155
Rate	-1.0pp $125	-0.5pp $61	base $-4	+0.5pp $-70	+1.0pp $-137

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Scottish Ave Simpsonville, SC	3.0	2.0	1425	$1,995	$1.40	5d	1	1.35mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-03
   days on market $255,000 Active 127 DOM
2. 2026-06-03
   days on market $255,000 Active 126 DOM
3. 2026-06-01
   days on market $255,000 Active 125 DOM
4. 2026-05-31
   days on market $255,000 Active 124 DOM
5. 2026-02-13
   status Active
6. 2026-01-30
   historical Contingency Contract
7. 2026-01-27
   listed $255,000 Active
8. 2021-08-31
   soldstatus $212,000 Sold 465-char remark

   Show marketing remark (465 chars)

   Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-inkitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with . This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

9. 2021-07-12
   status Pending 465-char remark

   Show marketing remark (465 chars)

   Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-inkitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with . This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

10. 2021-07-10
    listed $215,000 Active 465-char remark

    Show marketing remark (465 chars)

    Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-inkitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with . This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

11. 2018-11-20
    soldstatus $165,000
12. 2018-11-19
    soldstatus $165,000 Sold 484-char remark

    Show marketing remark (484 chars)

    Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-in kitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with a romantic CANOPY. This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

13. 2018-10-17
    historical Contingency Contract 484-char remark

    Show marketing remark (484 chars)

    Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-in kitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with a romantic CANOPY. This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

14. 2018-10-12
    price $165,000 484-char remark

    Show marketing remark (484 chars)

    Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-in kitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with a romantic CANOPY. This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

15. 2018-10-01
    listed $170,000 Active 484-char remark

    Show marketing remark (484 chars)

    Beautiful REMODELED one level home with ALL NEW FLOORS. Nice open floor plan. High vaulted ceiling in the living room. Large eat-in kitchen with NEW STAINLESS STEEL APPLIANCES. Spacious master bedroom with a large walk in closet. Large private backyard with a romantic CANOPY. This lovely home is ready to move in. 2 car garage and 2 car parking spaces on driveway. Community offers pool, sidewalks, and a park. Fairview Road Shopping and Interstate 385 is located just minutes away.

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$55/yr (+$5/mo · 3.9%)

ⓘ 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 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: $24,078
• − Mortgage interest: −$14,284
• − Property taxes: −$1,399
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$348
• − Depreciation: −$7,418
• Taxable loss: −$4,498
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $1,033/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

• 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

+50.0% since first listed

11 events — show timeline

• 2026-02-13 Relisted — Greater Greenville MLS
• 2026-01-30 Contingent — Greater Greenville MLS
• 2026-01-27 Listed $255,000 Greater Greenville MLS
• 2021-08-31 Sold (MLS) $212,000 Greater Greenville MLS
• 2021-07-12 Pending — Greater Greenville MLS
• 2021-07-10 Listed $215,000 Greater Greenville MLS
• 2018-11-20 Sold (Public Records) $165,000 Public Records
• 2018-11-19 Sold (MLS) $165,000 Greater Greenville MLS
• 2018-10-17 Contingent — Greater Greenville MLS
• 2018-10-12 Price Changed $165,000 Greater Greenville MLS
• 2018-10-01 Listed $170,000 Greater Greenville MLS

Property tax history

-3.0%/yr

Latest (2025): $1,399 · +3.1% YoY. Source: county tax records.