6 Pinellas Ct · Simpsonville, SC 29680

$285,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 28 Days on market

Built 1997 8,712 sqft lot Est $285k · at est. $16/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).

• Cash flow +11.6/30.0
• ARV discount +7.6/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this perfect 3 bed/2 1/2 bath with Bonus room home in Simpsonville in the highly sought after Foxdale Subdivision! Step into this home and immediately be welcomed into a spacious living room. Notice the well cared for laminate flooring throughout the main living areas and hallways. Spacious dining room and kitchen with breakfast area. A half bath is easily accessible to the main living areas for guests. Head upstairs and find spacious master suite accompanied with two other bedrooms that share a hall bath. There is also a sizable bonus room upstairs that could be used for a 4th bedroom or playroom. Head on out to the backyard with new deck overlooking the backyard with tree lined backdrop with so much privacy! Deck has its own built in lighting and bench seating. Absolutely awesome entertaining space. This home is convenient to grocery stores, I-385, and only 15 minutes to Woodruff Rd for shopping. Come experience this home today!

Key facts

• Spacious deck
• Cozy fireplace
• Accent backsplash

Tags

• COZY FIREPLACE
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• SPACIOUS DECK
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Community amenities: other/see remarks
• HOA & community: Homeowners association present; No HOA fees listed as included

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Private co-op water; Public sewer; Public garbage pickup; Gas water heater; Electric service (central forced cooling)
• Home design: Two-story home; Approximately 21–30 years old; Slab foundation
• Construction: Partial brick veneer construction; Composition shingle roof; Slab foundation; Built approximately 21–30 years ago
• Exterior features: Partial brick veneer exterior; Composition shingle roof; Located on a cul-de-sac; Lot is 1/2 acre or less

Interior

• Kitchen: Built-in microwave; Kitchen approx. 12 x 12; Dining area approx. 10 x 10
• Bedrooms: Primary bedroom with full bath (approx. 14 x 13); Second bedroom approx. 9 x 10; Third bedroom approx. 10 x 10
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas-available heating system; Central forced air cooling; Gas water heater
• Interior features: Gas-started fireplace; Other interior features (see remarks)
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (27.3% below list).
• Recommended offer: $207k (27.3% 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: 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

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 $207,169 (27.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $285,324
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Madera Trl	0.07mi	3/2.5	1,703 (+6%)	7mo	$287,000	$169	80
3 Amador Ct	0.08mi	3/2.0	1,513 (-6%)	11mo	$230,000	$152	77
121 Wheaton Ct	0.66mi	3/3.0	1,639 (+2%)	1mo	$305,000	$186	61
7 Wheaton Ct	0.72mi	3/2.5	1,488 (-8%)	4mo	$279,500	$188	48
3 Two Creeks Ct	0.64mi	3/2.5	1,674 (+4%)	24mo	$287,000	$171	42
2 Twin Falls Dr	0.59mi	3/2.0	1,438 (-11%)	22mo	$255,000	$177	36

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-52,248
• Equity at exit: $42,494

10-year hold

• IRR: -11.5%
• Equity multiple: 0.32×
• Total profit: $-54,513
• Equity at exit: $24,642

Cash invested: $79,800 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$119
• HOA: −$16
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-88

Break-even live

Break-even rent $2,184

Max offer price $269,371

Occupancy floor 99%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	19d	1	0.09mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	3d	7	0.28mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	23d	1	0.46mi
519 Barn Swallow Dr Simpsonville, SC	3.0	2.0	1360	$2,019	$1.48	14d	1	0.53mi
7001 Wiley Dr Simpsonville, SC	1.0–3.0	1.0–2.0	1517	$2,100	$1.38	3d	39	0.96mi
11 Pequot Dr Greenville, SC	3.0	2.0	1595	$2,599	$1.63	3d	1	1.16mi
517 Spokane Dr Simpsonville, SC	3.0	2.0	1601	$2,399	$1.50	11d	1	1.18mi
10 Pasture View Ct Simpsonville, SC	3.0	2.0	1746	$1,895	$1.09	3d	1	1.22mi
8001 Pointe Grand Pl Simpsonville, SC	1.0–2.0	2.0	1153	$1,395	$1.21	3d	9	1.24mi
218 Marefair Ln Simpsonville, SC	4.0	3.0	2157	$2,300	$1.07	19d	1	1.41mi
27 Border Ave Simpsonville, SC	4.0	2.5	2197	$2,445	$1.11	3d	1	1.46mi
127 Ashdown Dr Simpsonville, SC	3.0	2.0	1600	$1,945	$1.22	11d	1	1.50mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 11 events

1. 2026-05-21
   status Pending
2. 2026-05-14
   price $285,000
3. 2026-04-23
   listed $287,000 Active
4. 2026-04-08
   soldstatus $268,800
5. 2019-09-23
   soldstatus $180,000 Sold 961-char remark

   Show marketing remark (961 chars)

   Welcome home to this perfect 3 bed/2 1/2 bath with Bonus room home in Simpsonville in the highly sought after Foxdale Subdivision! Step into this home and immediately be welcomed into a spacious living room. Notice the well cared for laminate flooring throughout the main living areas and hallways. Spacious dining room and kitchen with breakfast area. A half bath is easily accessible to the main living areas for guests. Head upstairs and find spacious master suite accompanied with two other bedrooms that share a hall bath. There is also a sizable bonus room upstairs that could be used for a 4th bedroom or playroom. Head on out to the backyard with new deck overlooking the backyard with tree lined backdrop with so much privacy! Deck has its own built in lighting and bench seating. Absolutely awesome entertaining space. This home is convenient to grocery stores, I-385, and only 15 minutes to Woodruff Rd for shopping. Come experience this home today!

6. 2019-08-17
   historical Contingency Contract 961-char remark

   Show marketing remark (961 chars)

   Welcome home to this perfect 3 bed/2 1/2 bath with Bonus room home in Simpsonville in the highly sought after Foxdale Subdivision! Step into this home and immediately be welcomed into a spacious living room. Notice the well cared for laminate flooring throughout the main living areas and hallways. Spacious dining room and kitchen with breakfast area. A half bath is easily accessible to the main living areas for guests. Head upstairs and find spacious master suite accompanied with two other bedrooms that share a hall bath. There is also a sizable bonus room upstairs that could be used for a 4th bedroom or playroom. Head on out to the backyard with new deck overlooking the backyard with tree lined backdrop with so much privacy! Deck has its own built in lighting and bench seating. Absolutely awesome entertaining space. This home is convenient to grocery stores, I-385, and only 15 minutes to Woodruff Rd for shopping. Come experience this home today!

7. 2019-08-13
   listed $189,900 Active 961-char remark

   Show marketing remark (961 chars)

   Welcome home to this perfect 3 bed/2 1/2 bath with Bonus room home in Simpsonville in the highly sought after Foxdale Subdivision! Step into this home and immediately be welcomed into a spacious living room. Notice the well cared for laminate flooring throughout the main living areas and hallways. Spacious dining room and kitchen with breakfast area. A half bath is easily accessible to the main living areas for guests. Head upstairs and find spacious master suite accompanied with two other bedrooms that share a hall bath. There is also a sizable bonus room upstairs that could be used for a 4th bedroom or playroom. Head on out to the backyard with new deck overlooking the backyard with tree lined backdrop with so much privacy! Deck has its own built in lighting and bench seating. Absolutely awesome entertaining space. This home is convenient to grocery stores, I-385, and only 15 minutes to Woodruff Rd for shopping. Come experience this home today!

8. 2012-06-19
   soldstatus $118,000
9. 2012-06-15
   soldstatus $118,000 187-char remark

   Show marketing remark (187 chars)

   Nice two story home in convenient location. All new flooring since beginning of 2011. All appliances to remain with home including washer and dryer. Neat as a pin and awaiting new owners!

10. 2012-04-05
    historical 187-char remark

    Show marketing remark (187 chars)

    Nice two story home in convenient location. All new flooring since beginning of 2011. All appliances to remain with home including washer and dryer. Neat as a pin and awaiting new owners!

11. 2011-09-25
    listed $118,000 187-char remark

    Show marketing remark (187 chars)

    Nice two story home in convenient location. All new flooring since beginning of 2011. All appliances to remain with home including washer and dryer. Neat as a pin and awaiting new owners!

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$475/yr (+$40/mo · 41.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $24,860
• − Mortgage interest: −$15,964
• − Property taxes: −$1,149
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$192
• − Depreciation: −$8,291
• Taxable loss: −$6,139
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $412/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

• 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

+141.5% since first listed

11 events — show timeline

• 2026-05-21 Pending — Greater Greenville MLS
• 2026-05-14 Price Changed $285,000 Greater Greenville MLS
• 2026-04-23 Listed $287,000 Greater Greenville MLS
• 2026-04-08 Sold (Public Records) $268,800 Public Records
• 2019-09-23 Sold (MLS) $180,000 Greater Greenville MLS
• 2019-08-17 Contingent — Greater Greenville MLS
• 2019-08-13 Listed $189,900 Greater Greenville MLS
• 2012-06-19 Sold (Public Records) $118,000 Public Records
• 2012-06-15 Sold (MLS) $118,000 Greater Greenville MLS
• 2012-04-05 Listing Removed — Greater Greenville MLS
• 2011-09-25 Listed $118,000 Greater Greenville MLS

Property tax history

-5.1%/yr

Latest (2025): $1,149 · +4.2% YoY. Source: county tax records.