104 Shadow Stone Dr · Simpsonville, SC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
Why this score? — see what drove the C 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 +21.3/30.0
- ARV discount +8.5/15.0
- DSCR +6.8/10.0
- 1% rule +5.6/10.0
- Schools +4.8/10.0
- Livability +4.4/5.0
- Condition / age +4.0/5.0
- Rent growth +3.2/5.0
- Appreciation +0.0/10.0
$362,999
104 Shadow Stone Dr · Simpsonville, SC 29680
4 bd · 3.0 ba · 2,713 sqft · SingleFamily
· 86 Days on market
Built 2026
2-car garage
$134/sqft
· at area comps
Est $372k · at est.
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This new two-story home is optimized for gracious living. On the first floor, the owner's suite is tucked in a back corner for added privacy. The open-plan kitchen, breakfast nook and family room open out to the patio, and a flex room can be made into an optional study. Upstairs are three secondary bedrooms and a loft.
Key facts
- Open-plan kitchen
- Breakfast nook
- Optional study
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/3.0-bath single-family listed at $363k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $533 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $363k).
- Recommended offer: $341k (6.0% below list) — sets the bar for market timing.
- Cap rate 8.1% vs local median 4.0% 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.
- Market conditions: Rents rising (+2.9%/yr); 345 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
- At $3,850/mo this rent would consume 53% of the median local household income ($87k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 86 days — a 6% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$341,219
(6.0% below list)
Questions for the listing agent
- It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.06% ✓
- Cap rate
- 8.06%
- Cash-on-cash
- 6.30%
- DSCR
- 1.28
- GRM
- 7.9
CMA / ARV
- ARV (median comp)
- $371,596
- List price
- $362,999
- Delta
- -2.31%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 102 Shadow Stone Dr Unit SS 75 Inlet B | 0.01mi | 4/3.5 | 2,713 (0%) | 1mo | $367,000 | $135 | 97 |
| 4 Shadow Stone Dr Unit SS 77 Inlet B | 0.03mi | 4/3.5 | 2,713 (0%) | 4mo | $349,819 | $129 | 93 |
| 2 Shadow Stone Dr Unit SS 78 Hunter C | 0.05mi | 4/3.5 | 2,810 (+4%) | 4mo | $354,999 | $126 | 86 |
| 100 Shadow Stone Dr Unit SS 76 Hunter A1 | 0.02mi | 4/3.5 | 2,964 (+9%) | 2mo | $367,832 | $124 | 80 |
| 303 Midway Hill Ln Unit SS 80 Forsyth E | 0.06mi | 4/3.5 | 2,964 (+9%) | 3mo | $389,000 | $131 | 77 |
| 5 Rose Petal Ct | 0.40mi | 4/2.5 | 2,761 (+2%) | 0mo | $350,000 | $127 | 76 |
| 8 Valley Bluff Ln | 0.49mi | 5/3.0 (+1) | 2,669 (-2%) | 3mo | $350,000 | $131 | 67 |
| 4 Lenten Rose Ct | 0.42mi | 5/3.5 (+1) | 2,848 (+5%) | 10mo | $425,000 | $149 | 56 |
| 26 Valley Bluff Ln | 0.45mi | 5/3.0 (+1) | 2,930 (+8%) | 10mo | $440,000 | $150 | 53 |
| 108 Knoll Creek Dr | 0.41mi | 4/3.0 | 2,959 (+9%) | 16mo | $703,000 | $238 | 52 |
| 108 Rosecrest Ln | 0.31mi | 3/3.5 (-1) | 2,439 (-10%) | 17mo | $549,900 | $225 | 48 |
| 9 Bingham Way | 0.72mi | 4/3.0 | 3,111 (+15%) | 5mo | $720,000 | $231 | 38 |
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
- -6.8%
- Equity multiple
- 0.75×
- Total profit
- $-25,379
- Equity at exit
- $54,124
10-year hold
- IRR
- 2.7%
- Equity multiple
- 1.19×
- Total profit
- $19,497
- Equity at exit
- $31,386
Cash invested: $101,640 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 30 active · 15 under contract
- Months of supply
- 10.6 mo (9%/mo absorbed)
- Median asking
- $384,999 ($133/sqft)
- Median days on market
- 41 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +2.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 29680
- Home prices YoY
- -31.2%
- Rents YoY
- 2.9%
- Active inventory
- 345
- Price-to-rent
- 7.9×
Monthly cashflow live
↻
- Estimated rent
- $3,850 medium interval (Pro) →
- Mortgage (P&I)
- −$1,904
- Tax est. 1.5%
- −$454 /mo · $5,445/yr
- Insurance
- −$151
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$809
- Net cashflow
- $533
Break-even live
Break-even rent
$3,175
Max offer price
$362,999
Occupancy floor
81%
Sensitivity live
| Price | -10% $784 | -5% $659 | +0% $533 | +5% $408 | +10% $282 |
|---|---|---|---|---|---|
| Rent | -10% $229 | -5% $381 | +0% $533 | +5% $685 | +10% $837 |
| Rate | -1.0pp $716 | -0.5pp $626 | base $533 | +0.5pp $439 | +1.0pp $344 |
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
- $90,750
- Closing costs
- $10,890
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 404 Blue Sage Pl Simpsonville, SC | 4.0 | 2.0 | 1950 | $6,000 | $3.08 | 119d | 1 | 0.37mi |
| 101 Chadmore St Simpsonville, SC | 5.0 | 3.0 | 2400 | $2,400 | $1.00 | 119d | 1 | 1.02mi |
| 705 Camberwell Rd Simpsonville, SC | 4.0 | 2.5 | 2175 | $2,300 | $1.06 | 9d | 1 | 1.08mi |
Property features AI
Finance
- Other
- Virtual tour available
- Financial info
- List price available (listing is active)
Exterior
- Parking
- 2-car garage2 parking spaces total
- Home design
- New construction — Spec homePlan name: InletSingle-family property
- Construction
- Living area approximately 2713Built recently (new construction)
- Exterior features
- Located at 104 Shadow Stone Dr, Simpsonville, SC 29680
Interior
- Kitchen
- Kitchen included (appliances not specified)
- Bedrooms
- 4 bedrooms
- Bathrooms
- 3 full bathrooms1 half bathroom
- Interior features
- Open floor plan
Listing history 50 events
-
2026-08-31days on market $362,999 Active 86 DOM
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2026-08-30days on market $362,999 Active 85 DOM
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2026-08-29days on market $362,999 Active 84 DOM
-
2026-08-28days on market $362,999 Active 83 DOM
-
2026-08-27pricedays on market $362,999 Active 82 DOM
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2026-08-25days on market $367,999 Active 80 DOM
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2026-08-24days on market $367,999 Active 79 DOM
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2026-08-23days on market $367,999 Active 78 DOM
-
2026-08-22days on market $367,999 Active 77 DOM
-
2026-08-21days on market $367,999 Active 76 DOM
-
2026-08-20days on market $367,999 Active 75 DOM
-
2026-08-19days on market $367,999 Active 74 DOM
-
2026-08-18price $367,999 Active 73 DOM
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2026-08-18days on market $369,999 Active 73 DOM
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2026-08-16days on market $369,999 Active 71 DOM
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2026-08-15days on market $369,999 Active 70 DOM
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2026-08-15days on market $369,999 Active 69 DOM
-
2026-08-13days on market $369,999 Active 68 DOM
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2026-08-12days on market $369,999 Active 67 DOM
-
2026-08-12price $369,999 Active 66 DOM
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2026-08-11days on market $372,999 Active 66 DOM
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2026-08-10days on market $372,999 Active 65 DOM
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2026-08-09days on market $372,999 Active 64 DOM
-
2026-08-07days on market $372,999 Active 62 DOM
-
2026-08-06days on market $372,999 Active 61 DOM
-
2026-08-05days on market $372,999 Active 60 DOM
-
2026-08-04price $372,999 Active 59 DOM
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2026-07-13days on market $361,999 Active 59 DOM
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2026-07-13days on market $361,999 Active 58 DOM
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2026-07-11pricedays on market $361,999 Active 57 DOM
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2026-07-10days on market $362,999 Active 56 DOM
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2026-07-09days on market $362,999 Active 55 DOM
-
2026-07-07pricedays on market $362,999 Active 53 DOM
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2026-07-06days on market $367,999 Active 52 DOM
-
2026-07-06days on market $367,999 Active 51 DOM
-
2026-07-03days on market $367,999 Active 49 DOM
-
2026-07-02days on market $367,999 Active 48 DOM
-
2026-07-01days on market $367,999 Active 47 DOM
-
2026-06-30price $367,999 Active 46 DOM
-
2026-06-30days on market $370,999 Active 46 DOM
-
2026-06-29days on market $370,999 Active 45 DOM
-
2026-06-28days on market $370,999 Active 44 DOM
-
2026-06-28days on market $370,999 Active 43 DOM
-
2026-06-27pricedays on market $370,999 Active 42 DOM
-
2026-06-25days on market $372,999 Active 40 DOM
-
2026-06-22days on market $372,999 Active 38 DOM
-
2026-06-22days on market $372,999 Active 37 DOM
-
2026-06-18days on market $372,999 Active 34 DOM
-
2026-06-17days on market $372,999 Active 33 DOM
-
2026-06-16days on market $372,999 Active 32 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $46,206
- − Mortgage interest
- −$20,334
- − Property taxes
- −$5,445
- − Insurance
- −$1,815
- − Repairs & maintenance
- −$3,696
- − Management
- −$3,696
- − Depreciation
- −$10,560
- Taxable income
- $659
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$158
- After-tax cash flow
- $6,241/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 · 12 photos
80/100
None rehab
This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with an open kitchen, bathrooms, and living areas. The home is move-in ready and has the potential for further value increases through minor updates.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers ↑
- Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑
F
Composite school gradezoned avg 48/100
Zoned Schools
Elementary
Fork Shoals School
D
SC #168/597
Nat'l #12,785/41,679
Middle
Woodmont Middle
F
SC #139/229
Nat'l #9,020/14,009
High
Woodmont High
B
SC #85/196
Nat'l #2,785/17,239
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
A
Composite livability gradescore 87/100
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 · 574,580 people
- City population
- 104,420
- Metro
- Greenville-Anderson, SC
- Population (ZIP)
- 35,770
- Household income
- $86,716
- Rent vs Own
- Severe rent burden
- 14% of renters
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 |
|
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Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…