153 Border Ave · Simpsonville, SC 29681

$397,500

4 bd · 3.0 ba · 2,650 sqft · SingleFamily public records · 85 Days on market

Built 2013 6,969 sqft lot Est $445k · 11% under $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).

• ARV discount +12.3/15.0
• Cash flow +11.5/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-Bedroom Home in a Vibrant, Growing Community Come tour this beautiful two-story home in the heart of a rapidly growing area, where comfort and convenience come together. Designed with an inviting open floor plan, this home is perfect for everyday living, entertaining guests, and creating lasting memories with family and friends. With four spacious bedrooms and three large bathrooms, there is plenty of room for everyone to spread out and enjoy their own space. The serene primary suite offers a private bath, while the additional bedrooms provide flexibility for family, guests, or even a home office. Modern fixtures and finishes throughout add both style and functionality. Step outside and enjoy the covered back patio with an outdoor fireplace, making it the perfect place for cookouts, relaxing evenings, or gathering with friends. The fenced backyard offers privacy and a great space for children or pets to play. Located in a desirable neighborhood with convenient access to parks, schools, shopping, dining, and more, this home offers the ideal blend of space, comfort, and style in a community on the rise. Don’t miss your chance to make this one your own.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Residential property — discovery required
• HOA & community: Homeowners association present; HOA does not list included fees; Community clubhouse, common areas, pool, lighting, and some sidewalks

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Security: Smoke detector
• Utilities: Public water; Public sewer; Public garbage pickup; Electric service for cooling and dryer
• Home design: Two-story residential home; Built in 2013; Storage in attic and garage; Slab foundation; Vinyl siding exterior; Architectural roof; Lot approximately 1/2 acre (approx. dimensions 130 x 51)
• Construction: Vinyl siding construction; Architectural shingle roof; Slab foundation; Approximate age 11–20 years (built 2013)
• Exterior features: Patio; Tilt-out windows; Outdoor fireplace; Fenced yard

Interior

• Kitchen: Dishwasher; Stand-alone gas range; Kitchen approx. 14 x 13
• Bedrooms: One bedroom on the main level; Primary suite on second level with double sinks, separate shower, garden tub, and walk-in closet; Primary bedroom approx. 18 x 20; Additional bedrooms approx. 12 x 14 (three)
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl
• Bathrooms: Three full bathrooms; All full baths located on the main level
• Heating & cooling: Natural gas heating; Central forced air cooling (electric); Gas water heater
• Interior features: Cable available; 9'+ smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Some window treatments; Garden tub; Walk-in closets; Two fireplaces (gas starter; one outdoor)
• Laundry & utility: Laundry on 2nd floor; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (25.7% below list).
• Recommended offer: $295k (25.7% 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 fast (+4.1%/yr); 523 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 31% of the median local income ($115k/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 $3k of loan paydown is wiped out by about $12k 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 85 days — a 6% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 17y 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 $285k; 39% 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 $295,264 (25.7% 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 85 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $445,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Border Ave	0.43mi	3/2.5 (-1)	2,638 (-0%)	2mo	$315,000	$119	71
32 Border Ave	0.46mi	4/2.5	2,597 (-2%)	5mo	$323,000	$124	69
111 Chase Woods Ct	0.50mi	4/2.5	2,866 (+8%)	2mo	$490,000	$171	59
6 Nakkol Dr	0.73mi	4/3.0	2,644 (-0%)	11mo	$489,800	$185	57
46 Corgi Dr	0.22mi	4/2.5	2,287 (-14%)	11mo	$385,000	$168	56
105 Fox Chase Ct	0.46mi	4/2.5	2,399 (-10%)	11mo	$370,000	$154	52
200 Foxhound Rd	0.55mi	4/3.0	2,422 (-9%)	12mo	$392,000	$162	50
7 Briarhill Dr	0.73mi	3/2.5 (-1)	2,263 (-15%)	8mo	$465,500	$206	28
11 Briarhill Dr	0.74mi	4/2.0	2,392 (-10%)	21mo	$455,000	$190	28

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.37×
• Total profit: $-69,787
• Equity at exit: $59,269

10-year hold

• IRR: -8.0%
• Equity multiple: 0.47×
• Total profit: $-58,527
• Equity at exit: $34,369

Cash invested: $111,300 (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: 523
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,953 high
• Mortgage (P&I): −$2,085
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$166
• HOA: −$25
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-134

Break-even live

Break-even rent $3,122

Max offer price $373,868

Occupancy floor 100%

Sensitivity live

Price	-10% $91	-5% $-21	+0% $-134	+5% $-246	+10% $-359
Rent	-10% $-367	-5% $-250	+0% $-134	+5% $-17	+10% $99
Rate	-1.0pp $66	-0.5pp $-33	base $-134	+0.5pp $-237	+1.0pp $-342

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: $99,375
• Closing costs: $11,925
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Border Ave Simpsonville, SC	5.0	3.0	2900	$4,000	$1.38	15d	1	0.15mi
305 Tripmont Ct Simpsonville, SC	4.0	2.5	1838	$2,300	$1.25	24d	1	0.37mi
405 Tripmont Ct Simpsonville, SC	4.0	2.5	1860	$2,300	$1.24	24d	1	0.44mi
41 Border Ave Simpsonville, SC	3.0	2.5	2638	$2,395	$0.91	24d	1	0.45mi
124 Scottish Ave Simpsonville, SC	5.0	3.0	3396	$2,600	$0.77	24d	1	0.47mi
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	4d	1	0.52mi
101 Chadmore St Simpsonville, SC	5.0	3.0	2400	$2,400	$1.00	24d	1	1.08mi
4 Bellflower Ct Simpsonville, SC	4.0	3.5	2441	$2,900	$1.19	22d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 50 events

1. 2026-06-18
   days on market $397,500 Active 85 DOM
2. 2026-06-17
   days on market $397,500 Active 84 DOM
3. 2026-06-16
   days on market $397,500 Active 83 DOM
4. 2026-06-15
   days on market $397,500 Active 82 DOM
5. 2026-06-13
   days on market $397,500 Active 80 DOM
6. 2026-06-13
   days on market $397,500 Active 79 DOM
7. 2026-06-10
   days on market $397,500 Active 77 DOM
8. 2026-06-09
   days on market $397,500 Active 76 DOM
9. 2026-06-08
   days on market $397,500 Active 75 DOM
10. 2026-06-07
    days on market $397,500 Active 74 DOM
11. 2026-06-03
    days on market $397,500 Active 70 DOM
12. 2026-06-03
    days on market $397,500 Active 69 DOM
13. 2026-06-01
    days on market $397,500 Active 68 DOM
14. 2026-05-31
    days on market $397,500 Active 67 DOM
15. 2026-03-26
    price $397,500
16. 2026-03-25
    listed $415,000 Active

    Show marketing remark (1186 chars)

    Charming 4-Bedroom Home in a Vibrant, Growing Community Come tour this beautiful two-story home in the heart of a rapidly growing area, where comfort and convenience come together. Designed with an inviting open floor plan, this home is perfect for everyday living, entertaining guests, and creating lasting memories with family and friends. With four spacious bedrooms and three large bathrooms, there is plenty of room for everyone to spread out and enjoy their own space. The serene primary suite offers a private bath, while the additional bedrooms provide flexibility for family, guests, or even a home office. Modern fixtures and finishes throughout add both style and functionality. Step outside and enjoy the covered back patio with an outdoor fireplace, making it the perfect place for cookouts, relaxing evenings, or gathering with friends. The fenced backyard offers privacy and a great space for children or pets to play. Located in a desirable neighborhood with convenient access to parks, schools, shopping, dining, and more, this home offers the ideal blend of space, comfort, and style in a community on the rise. Don’t miss your chance to make this one your own.

17. 2026-03-25
    listed $397,500 Active 1186-char remark

    Show marketing remark (1186 chars)

    Charming 4-Bedroom Home in a Vibrant, Growing Community Come tour this beautiful two-story home in the heart of a rapidly growing area, where comfort and convenience come together. Designed with an inviting open floor plan, this home is perfect for everyday living, entertaining guests, and creating lasting memories with family and friends. With four spacious bedrooms and three large bathrooms, there is plenty of room for everyone to spread out and enjoy their own space. The serene primary suite offers a private bath, while the additional bedrooms provide flexibility for family, guests, or even a home office. Modern fixtures and finishes throughout add both style and functionality. Step outside and enjoy the covered back patio with an outdoor fireplace, making it the perfect place for cookouts, relaxing evenings, or gathering with friends. The fenced backyard offers privacy and a great space for children or pets to play. Located in a desirable neighborhood with convenient access to parks, schools, shopping, dining, and more, this home offers the ideal blend of space, comfort, and style in a community on the rise. Don’t miss your chance to make this one your own.

18. 2026-01-09
    historical
19. 2025-12-13
    historical
20. 2025-08-13
    price $415,000
21. 2025-08-12
    price $415,000
22. 2025-08-12
    listed $425,000 Active
23. 2025-07-24
    listed $425,000 Active
24. 2024-09-06
    listed $389,000 Active
25. 2023-02-15
    soldstatus $285,000
26. 2022-11-25
    historical
27. 2022-11-24
    historical
28. 2022-11-01
    status Active
29. 2022-11-01
    historical
30. 2022-10-28
    price $359,900
31. 2022-10-28
    price $359,900
32. 2022-09-28
    price $364,900
33. 2022-09-27
    price $364,900
34. 2022-08-25
    price $379,500
35. 2022-08-25
    price $379,900
36. 2022-08-11
    price $388,500
37. 2022-08-11
    price $388,500
38. 2022-08-08
    status Active
39. 2022-08-05
    historical
40. 2022-08-01
    listed $398,900 Active
41. 2022-07-31
    listed $398,900 Active
42. 2022-07-18
    historical
43. 2022-07-11
    price $390,000
44. 2022-06-10
    listed $400,000 Active
45. 2021-02-17
    soldstatus $262,900
46. 2021-02-13
    soldstatus $262,900 Sold
47. 2021-01-12
    historical Contingency Contract
48. 2021-01-03
    listed $262,900 Active
49. 2016-09-06
    soldstatus $222,500 Sold
50. 2016-09-06
    soldstatus $222,500

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 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: $35,432
• − Mortgage interest: −$22,266
• − Property taxes: −$2,294
• − Insurance: −$1,988
• − Repairs & maintenance: −$2,835
• − Management: −$2,835
• − HOA: −$300
• − Depreciation: −$11,564
• Taxable loss: −$8,649
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $470/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

• Census place: Simpsonville, SC
• County: Greenville County · 573,815 people
• City population: 104,420
• 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

+1069.1% since first listed

46 events — show timeline

• 2026-03-26 Price Changed $397,500 Greater Greenville MLS
• 2026-03-25 Listed $397,500 WUMLS
• 2026-03-25 Listed $415,000 Greater Greenville MLS
• 2026-01-09 Listing Removed — WUMLS
• 2025-12-13 Listing Removed — Greater Greenville MLS
• 2025-08-13 Price Changed $415,000 Greater Greenville MLS
• 2025-08-12 Price Changed $415,000 WUMLS
• 2025-08-12 Listed $425,000 Greater Greenville MLS
• 2025-07-24 Listed $425,000 WUMLS
• 2024-09-06 Listed $389,000 WUMLS
• 2023-02-15 Sold (Public Records) $285,000 Public Records
• 2022-11-25 Listing Removed — Greater Greenville MLS
• 2022-11-24 Listing Removed — WUMLS
• 2022-11-01 Relisted — Greater Greenville MLS
• 2022-11-01 Listing Removed — Greater Greenville MLS
• 2022-10-28 Price Changed $359,900 Greater Greenville MLS
• 2022-10-28 Price Changed $359,900 WUMLS
• 2022-09-28 Price Changed $364,900 Greater Greenville MLS
• 2022-09-27 Price Changed $364,900 WUMLS
• 2022-08-25 Price Changed $379,500 Greater Greenville MLS
• 2022-08-25 Price Changed $379,900 WUMLS
• 2022-08-11 Price Changed $388,500 Greater Greenville MLS
• 2022-08-11 Price Changed $388,500 WUMLS
• 2022-08-08 Relisted — Greater Greenville MLS
• 2022-08-05 Listing Removed — Greater Greenville MLS
• 2022-08-01 Listed $398,900 Greater Greenville MLS
• 2022-07-31 Listed $398,900 WUMLS
• 2022-07-18 Listing Removed — Greater Greenville MLS
• 2022-07-11 Price Changed $390,000 Greater Greenville MLS
• 2022-06-10 Listed $400,000 Greater Greenville MLS
• 2021-02-17 Sold (Public Records) $262,900 Public Records
• 2021-02-13 Sold (MLS) $262,900 Greater Greenville MLS
• 2021-01-12 Contingent — Greater Greenville MLS
• 2021-01-03 Listed $262,900 Greater Greenville MLS
• 2016-09-06 Sold (Public Records) $222,500 Public Records
• 2016-09-06 Sold (MLS) $222,500 Greater Greenville MLS
• 2016-07-28 Contingent — Greater Greenville MLS
• 2016-07-01 Listed $225,000 Greater Greenville MLS
• 2014-05-22 Sold (Public Records) $2,429,522 Public Records
• 2012-12-04 Sold (Public Records) $1,750,000 Public Records
• 2011-05-12 Listing Removed — Greater Greenville MLS
• 2010-10-07 Listed $28,000 Greater Greenville MLS
• 2010-06-29 Listing Removed — Greater Greenville MLS
• 2010-01-12 Listed $28,000 Greater Greenville MLS
• 2010-01-01 Listing Removed — Greater Greenville MLS
• 2009-06-11 Listed $34,000 Greater Greenville MLS

Property tax history

+28.1%/yr

Latest (2025): $2,294 · +3.9% YoY. Source: county tax records.