812 Reid School Rd Unit 53 · Taylors, SC 29687-4456

$199,000

3 bd · 2.5 ba · 1,342 sqft · SingleFamily public records · 48 Days on market

Built 1980 435 sqft lot Est $280k · 29% under $250/mo HOA · 15% 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Location in the heart of Taylors! This 3 Bedroom home has been well maintained, and it shows! Enjoy a nice living space with Dining as you enter the main level, along with a very functional kitchen where all appliances including the washer & dryer will convey. Upstairs the Primary suite is spacious with dual closets, along with two other bedrooms and full bath. Enjoy the private backyard that also has a great storage closet at patio, and if you enjoy being active, pool and tennis courts are included in this community. Call to schedule an appointment to see this one today!

Key facts

• Private backyard
• Storage closet
• Tennis courts

Tags

• PRIVATE BACKYARD
• STORAGE CLOSET
• POOL
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Located in a community with an HOA; HOA includes lawn maintenance, pool, street lights, trash service, and water; Community amenities include pool, tennis court, and lawn maintenance

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water available; Public sewer; Private garbage pickup; Electric water heater; Electric power
• Home design: Two-story residence; Residential property (HOA community: The Townes at Edwards Mill); Approximately 31–50 years old; Slab foundation
• Construction: Partial brick veneer exterior; Vinyl siding; Architectural roof
• Exterior features: Patio; Sidewalk; Some trees on lot

Interior

• Kitchen: Kitchen approx. 11 x 10; Dishwasher; Built-in microwave; Stand-alone smooth-top range; Refrigerator
• Bedrooms: Primary bedroom with full bath, tub/shower, multiple closets (located on 2nd level); Bedroom sizes: Primary 11 x 15; 2nd 11 x 11; 3rd 10 x 10
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full baths; One half bath
• Heating & cooling: Forced air heating; Heat pump; Electric cooling (heat pump)
• Interior features: Cable available; Blown ceiling insulation; Laminate countertops; All window treatments remain; No fireplace; Other finished room(s) as noted in remarks
• Laundry & utility: Laundry on 1st floor in closet-style space; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.5% below list).
• Recommended offer: $166k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Taylors — 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 (#6 in SC, #1,326 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities 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: Taylors Elementary (math 48% / reading 48%, grade D, #197 of 597 statewide, top 33%, 764 students, 70% FRL) — zoned schools average 70% FRL vs 42% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $199k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,196 (16.5% 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 48 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $280,478
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Winding Way	0.15mi	3/2.0	1,240 (-8%)	3mo	$243,000	$196	76
1013 Havelock Dr	0.31mi	3/2.0	1,300 (-3%)	6mo	$295,000	$227	73
1004 Still Hollow Aly	0.40mi	3/2.5	1,401 (+4%)	14mo	$275,000	$196	63
1604 Winding Way	0.32mi	3/2.0	1,305 (-3%)	21mo	$270,000	$207	60
108 Hickory Valley Cir	0.34mi	3/2.0	1,444 (+8%)	15mo	$309,000	$214	57
4 Reid Valley Ct	0.39mi	3/2.0	1,431 (+7%)	17mo	$299,000	$209	55
5 Mountain Fork Dr	0.66mi	3/2.0	1,205 (-10%)	15mo	$255,000	$212	38
407 Stonington Way	0.73mi	3/2.5	1,502 (+12%)	16mo	$289,000	$192	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $15,673
• Equity at exit: $89,479

10-year hold

• IRR: 8.0%
• Equity multiple: 2.21×
• Total profit: $67,645
• Equity at exit: $137,898

Cash invested: $55,720 (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 29687-4456

• Active inventory: 1
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$83
• HOA: −$250
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-131

Break-even live

Break-even rent $1,828

Max offer price $175,794

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15005 Joy Dr Taylors, SC	1.0–3.0	1.0–2.0	1057	$1,748	$1.65	3d	101	0.33mi
105 Pleasure Ln Unit 1 Taylors, SC	3.0	2.5	1601	$1,795	$1.12	3d	1	0.44mi
628 Tanner Rd Unit 1 Taylors, SC	3.0	2.5	1600	$1,650	$1.03	23d	1	0.77mi
1712 Pinecroft Dr Taylors, SC	1.0–3.0	1.0–2.0	968	$1,378	$1.42	3d	29	0.81mi
5 Robin Hood Rd Unit A Taylors, SC	2.0	2.5	1280	$1,550	$1.21	23d	1	0.95mi
124 Creekland Way Taylors, SC	3.0	2.5	1579	$1,695	$1.07	3d	1	1.04mi
3549 Rutherford Rd Taylors, SC	1.0–2.0	1.0–2.0	817	$1,223	$1.50	3d	18	1.11mi
7 Stonington Way Taylors, SC	3.0	2.0	1650	$1,845	$1.12	23d	1	1.12mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $199,000 Active 48 DOM
2. 2026-06-17
   days on market $199,000 Active 47 DOM
3. 2026-06-16
   days on market $199,000 Active 46 DOM
4. 2026-06-15
   days on market $199,000 Active 45 DOM
5. 2026-06-13
   days on market $199,000 Active 43 DOM
6. 2026-06-13
   days on market $199,000 Active 42 DOM
7. 2026-06-10
   days on market $199,000 Active 40 DOM
8. 2026-06-09
   days on market $199,000 Active 39 DOM
9. 2026-06-08
   days on market $199,000 Active 38 DOM
10. 2026-06-07
    days on market $199,000 Active 37 DOM
11. 2026-06-03
    days on market $199,000 Active 33 DOM
12. 2026-06-03
    days on market $199,000 Active 32 DOM
13. 2026-06-01
    days on market $199,000 Active 31 DOM
14. 2026-05-31
    days on market $199,000 Active 30 DOM
15. 2026-05-14
    price $199,000
16. 2026-04-30
    listed $207,500 Active
17. 2005-06-02
    soldstatus $76,700
18. 2005-06-02
    soldstatus $76,700
19. 2005-06-02
    soldstatus $76,700

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,134 · $95/mo
• Expected delta: +$320/yr (+$27/mo · 39.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,944
• − Mortgage interest: −$11,147
• − Property taxes: −$814
• − Insurance: −$995
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$3,000
• − Depreciation: −$5,789
• Taxable loss: −$4,992
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $-378/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 — Taylors

• Score: 81/100
• State rank: #6
• US rank: #1326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylors, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+159.5% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $199,000 Greater Greenville MLS
• 2026-04-30 Listed $207,500 Greater Greenville MLS
• 2005-06-02 Sold (Public Records) $76,700 Public Records
• 2005-06-02 Sold (Public Records) $76,700 Public Records
• 2005-06-02 Sold (Public Records) $76,700 Public Records

Property tax history

+1.6%/yr

Latest (2025): $814 · +4.8% YoY. Source: county tax records.