308 Hampton George Ct · Greer, SC 29651

$212,900

3 bd · 2.5 ba · 1,400 sqft · Land · 49 Days on market

Built 2025 2,178 sqft lot $170/mo HOA · 9% of rent ↓ 17% since listing

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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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Firepit
• Second story laundry
• Kitchen island

Tags

• ENERGY EFFICIENT HOME
• KITCHEN ISLAND
• OPEN CONCEPT GREAT ROOM
• WALK IN CLOSET
• SECOND STORY LAUNDRY
• FIREPIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $213k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (12.2% below list).
• Recommended offer: $187k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% in Greer — 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 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 503 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $44k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $187,000 (12.2% 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 49 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-47,373
• Equity at exit: $31,744

10-year hold

• IRR: -22.9%
• Equity multiple: -0.08×
• Total profit: $-64,386
• Equity at exit: $18,408

Cash invested: $59,612 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 503
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,116
• Tax est. 1.5%: −$266 /mo · $3,194/yr
• Insurance: −$89
• HOA: −$170
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-164

Break-even live

Break-even rent $2,078

Max offer price $189,168

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-90	+0% $-164	+5% $-238	+10% $-311
Rent	-10% $-312	-5% $-238	+0% $-164	+5% $-90	+10% $-16
Rate	-1.0pp $-57	-0.5pp $-110	base $-164	+0.5pp $-219	+1.0pp $-275

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: $53,225
• Closing costs: $6,387
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Arrow Ct Unit 126 Greer, SC	3.0	2.5	1601	$1,875	$1.17	22d	1	0.03mi
117 Sunnyglen Dr Greer, SC	3.0	2.0	1025	$1,675	$1.63	14d	1	0.54mi
628 Arlington Rd Greer, SC	3.0	2.0	1127	$1,750	$1.55	24d	1	1.23mi
19 Dunbar Ct Unit 13 Greer, SC	2.0	1.0	900	$1,095	$1.22	20d	1	1.35mi
2200 Racing Rd Greer, SC	2.0	1.0–2.0	1324	$1,660	$1.25	3d	4	1.37mi

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 20 events

1. 2026-04-08
   status Pending 850-char remark

   Show marketing remark (850 chars)

   Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-04-08
   status Pending

   Show marketing remark (850 chars)

   Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-04-04
   price $212,900
4. 2026-04-03
   price $212,900 850-char remark

   Show marketing remark (850 chars)

   Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-03-24
   price $219,900 850-char remark

   Show marketing remark (850 chars)

   Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-03-24
   price $219,900

   Show marketing remark (850 chars)

   Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

7. 2026-02-26
   price $223,900
8. 2026-02-25
   status Active
9. 2026-02-10
   price $223,900 850-char remark

   Show marketing remark (850 chars)

   Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

10. 2026-02-02
    price $222,900 850-char remark

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

11. 2025-12-17
    price $221,900 850-char remark

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

12. 2025-12-17
    price $221,900

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

13. 2025-10-02
    price $219,900 850-char remark

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

14. 2025-09-17
    price $224,900 850-char remark

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

15. 2025-09-10
    price $252,900 850-char remark

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

16. 2025-07-31
    listed $256,900 Active 850-char remark

    Show marketing remark (850 chars)

    Brand new, energy-efficient home available Now! . 04 acres, Lush package. Prep dinner at the kitchen island while mingling with guests in the open-concept great room. White cabinets with white quartz countertops, EVP flooring, and grey bath and flooring in our Lush Package. The Valentine Townes community is bringing energy-efficient living to Greer. Featuring two unique floorplans, a firepit, and plenty of green spaces, homeowners can enjoy a welcome environment for relaxation and recreation. This community will be located just 5 minutes from W Wade Hampton Blvd, which offers an abundance of shopping, dining, and activities for you to enjoy, and it's only 10 minutes from the airport. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

17. 2025-07-23
    historical
18. 2025-07-23
    historical
19. 2025-07-18
    listed $256,900 Active
20. 2025-07-16
    listed $256,900 Active

ⓘ 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: $22,440
• − Mortgage interest: −$11,926
• − Property taxes: −$3,194
• − Insurance: −$1,064
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$2,040
• − Depreciation: −$6,193
• Taxable loss: −$5,568
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $-632/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: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 573,815 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 720.0

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• 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

-17.1% since first listed

20 events — show timeline

• 2026-04-08 Pending — SPMLS
• 2026-04-08 Pending — Greater Greenville MLS
• 2026-04-04 Price Changed $212,900 Greater Greenville MLS
• 2026-04-03 Price Changed $212,900 SPMLS
• 2026-03-24 Price Changed $219,900 SPMLS
• 2026-03-24 Price Changed $219,900 Greater Greenville MLS
• 2026-02-26 Price Changed $223,900 Greater Greenville MLS
• 2026-02-25 Relisted — Greater Greenville MLS
• 2026-02-10 Price Changed $223,900 SPMLS
• 2026-02-02 Price Changed $222,900 SPMLS
• 2025-12-17 Price Changed $221,900 SPMLS
• 2025-12-17 Price Changed $221,900 WUMLS
• 2025-10-02 Price Changed $219,900 SPMLS
• 2025-09-17 Price Changed $224,900 SPMLS
• 2025-09-10 Price Changed $252,900 SPMLS
• 2025-07-31 Listed $256,900 SPMLS
• 2025-07-23 Listing Removed — WUMLS
• 2025-07-23 Listing Removed — Greater Greenville MLS
• 2025-07-18 Listed $256,900 WUMLS
• 2025-07-16 Listed $256,900 Greater Greenville MLS