30 Tamwood Cir · Simpsonville, SC 29680

$199,900

3 bd · 1.5 ba · 2,244 sqft · SingleFamily public records · 59 Days on market

Built 1976 Est $379k · 47% under

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Why this score? — see what drove the B- 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

Key facts

• Pool
• Listed 59 days

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; No attached garage
• Home design: Tri/split level home; Approximately 50+ years old; Basement foundation
• Construction: Aluminum siding exterior; Composition shingle roof; Basement storage space
• Exterior features: Deck; In-ground pool; Some trees on the lot

Interior

• Kitchen: Kitchen approx. 17 x 12
• Bedrooms: Primary bedroom with full bath on the 2nd level; Primary bedroom approx. 18 x 12; Second bedroom approx. 12 x 14; Third bedroom approx. 10 x 12
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central forced cooling; Gas water heater
• Interior features: Built-in bookcase; Granite countertops; Wood-burning fireplace; Unfinished space; Second living quarters in the basement; Partial walkout basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Plain Elementary (math 60% / reading 63%, grade B, #76 of 597 statewide, top 13%, 932 students, 54% FRL).
• Zoned-school proficiency averages 62% at this address vs 49% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 11 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; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $1k of loan paydown is wiped out by about $6k 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 59 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $170k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $379,236
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Hudders Creek Way	0.40mi	3/2.5	2,241 (-0%)	15mo	$395,000	$176	65
221 Evansdale Way	0.41mi	3/2.0	2,191 (-2%)	20mo	$389,900	$178	59
201 Evansdale Way	0.40mi	3/2.0	2,453 (+9%)	11mo	$420,000	$171	55
101 Menlo Dr	0.46mi	3/2.5	2,023 (-10%)	8mo	$294,000	$145	52
905 Spring Glen Dr	0.49mi	4/2.5 (+1)	2,150 (-4%)	14mo	$330,000	$153	50
105 Fox Chase Ct	0.71mi	4/2.5 (+1)	2,399 (+7%)	11mo	$370,000	$154	37
3420 Grandview Dr	0.74mi	4/2.0 (+1)	1,918 (-14%)	11mo	$325,000	$169	25

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,312
• Equity at exit: $29,806

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $35,681
• Equity at exit: $17,284

Cash invested: $55,972 (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: 245
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $478

Break-even live

Break-even rent $1,600

Max offer price $199,900

Occupancy floor 73%

Sensitivity live

Price	-10% $591	-5% $535	+0% $478	+5% $422	+10% $365
Rent	-10% $304	-5% $391	+0% $478	+5% $565	+10% $652
Rate	-1.0pp $579	-0.5pp $529	base $478	+0.5pp $426	+1.0pp $374

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Ashdown Dr Simpsonville, SC	3.0	2.0	1600	$1,945	$1.22	12d	1	0.70mi
114 Edwards St Simpsonville, SC	4.0	4.0	1800	$1,850	$1.03	15d	1	0.84mi
7001 Wiley Dr Simpsonville, SC	1.0–3.0	1.0–2.0	1517	$2,100	$1.38	4d	39	0.94mi
41 Border Ave Simpsonville, SC	3.0	2.5	2638	$2,395	$0.91	24d	1	1.06mi
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	4d	1	1.08mi
243 Scottish Ave Simpsonville, SC	3.0	2.0	1425	$1,995	$1.40	4d	1	1.19mi
206 Manassas Dr Simpsonville, SC	3.0	2.5	1568	$1,849	$1.18	24d	1	1.36mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	20d	1	1.38mi
305 Tripmont Ct Simpsonville, SC	4.0	2.5	1838	$2,300	$1.25	24d	1	1.40mi
4 Bellflower Ct Simpsonville, SC	4.0	3.5	2441	$2,900	$1.19	22d	1	1.41mi
405 Tripmont Ct Simpsonville, SC	4.0	2.5	1860	$2,300	$1.24	24d	1	1.46mi

Listing history 13 events

1. 2026-06-01
   statusdays on market $199,900 Pending 59 DOM
2. 2026-05-31
   days on market $199,900 Contingency Contract 58 DOM
3. 2026-04-17
   historical Contingency Contract
4. 2026-04-03
   listed $199,900 Active
5. 2019-10-15
   soldstatus $170,000
6. 2019-10-11
   soldstatus $170,000 Sold 464-char remark

   Show marketing remark (464 chars)

   Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

7. 2019-09-23
   historical Contingency Contract 464-char remark

   Show marketing remark (464 chars)

   Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

8. 2019-09-11
   price $170,000 464-char remark

   Show marketing remark (464 chars)

   Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

9. 2019-08-28
   status Active 464-char remark

   Show marketing remark (464 chars)

   Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

10. 2019-07-15
    historical Contingency Contract 464-char remark

    Show marketing remark (464 chars)

    Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

11. 2019-07-08
    listed $175,000 Active 464-char remark

    Show marketing remark (464 chars)

    Updated 3 bedroom house with pool and gently sloping lot. Granite counters and updated cabinets in Kitchen. Hardwoods and wood-burning fireplace in Living Room. New carpet in upstairs bedrooms. Updated bathroom. Basement with work area. Back deck leads to pool. Extended driveway with pavers on one side. Great area of Simpsonville. Close to businesses on Fairview Road. 2 miles to Downtown S’ville. Near Heritage Park. Close to medical facilities. Near 385.

12. 1990-08-31
    soldstatus $16,295
13. 1987-06-01
    soldstatus $85,500

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $1,585 · $132/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 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: $26,458
• − Mortgage interest: −$11,198
• − Property taxes: −$1,585
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$5,815
• Taxable income: $2,627
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $5,107/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): 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

+133.8% since first listed

11 events — show timeline

• 2026-04-17 Contingent — Greater Greenville MLS
• 2026-04-03 Listed $199,900 Greater Greenville MLS
• 2019-10-15 Sold (Public Records) $170,000 Public Records
• 2019-10-11 Sold (MLS) $170,000 Greater Greenville MLS
• 2019-09-23 Contingent — Greater Greenville MLS
• 2019-09-11 Price Changed $170,000 Greater Greenville MLS
• 2019-08-28 Relisted — Greater Greenville MLS
• 2019-07-15 Contingent — Greater Greenville MLS
• 2019-07-08 Listed $175,000 Greater Greenville MLS
• 1990-08-31 Sold (Public Records) $16,295 Public Records
• 1987-06-01 Sold (Public Records) $85,500 Public Records

Property tax history

+12.4%/yr

Latest (2025): $1,585 · +3.7% YoY. Source: county tax records.