22 Gaskins Trl · Travelers Rest, SC 29690

$230,000

3 bd · 2.5 ba · 2,032 sqft · Townhouse public records · 22 Days on market

Built 2022 Good condition 2,613 sqft lot $113/sqft · 12% below area Est $257k · 11% under $205/mo HOA · 9% 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 +12.3/15.0
• Cash flow +8.3/30.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This stunning modern home showcases fresh, neutral finishes throughout, creating a versatile canvas that complements any style. The spacious, chef-inspired kitchen is designed for memorable meals, featuring sleek quartz countertops, a large center island, and high-quality stainless steel appliances. Effortlessly host gatherings in the open-concept living and dining area, where there's ample space for friends and family to relax and mingle. An additional living area at the front of the home offers flexible options to suit your needs—whether as a playroom, home office, or cozy den. Upstairs, all bedrooms are thoughtfully tucked away alongside a convenient laundry room.

Key facts

• $205 HOA
• Garage
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (6.1% below list).
• Recommended offer: $193k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.2% in Travelers Rest — 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 73/100 on livability (#41 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, amenities B+; Watch: schools C-, commute F, employment 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.
• Market conditions: 476 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 80d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $192,745 (16.2% 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. 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?
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: 0.94% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 8.9

CMA / ARV

• ARV (median comp): $257,452
• List price: $230,000
• Delta: -10.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Gaskins Trl	0.01mi	3/2.5	1,990 (-2%)	9mo	$255,000	$128	89
14 Gaskins Trl	0.01mi	3/2.5	1,990 (-2%)	12mo	$260,000	$131	86
102 Gaskins Trl	0.06mi	3/2.5	2,032 (0%)	15mo	$246,000	$121	85
38 Gaskins Trl	0.03mi	3/2.5	1,990 (-2%)	13mo	$255,000	$128	84
100 Gaskins Trl	0.05mi	3/2.5	2,062 (+2%)	15mo	$260,000	$126	83
108 Gaskins Trl	0.07mi	3/2.5	1,905 (-6%)	11mo	$255,000	$134	77
9 Gaskins Trl	0.04mi	3/2.5	1,748 (-14%)	2mo	$265,000	$152	73
21 Gaskins Trl	0.03mi	3/2.5	1,826 (-10%)	14mo	$262,500	$144	70
313 Rodessa Ln	0.09mi	3/2.5	1,729 (-15%)	3mo	$229,999	$133	68
307 Rodessa Ln	0.08mi	3/2.5	1,729 (-15%)	8mo	$235,000	$136	65
35 Gaskins Trl	0.04mi	3/2.5	1,729 (-15%)	10mo	$234,900	$136	65
101 Gaskins Trl	0.05mi	3/2.5	1,729 (-15%)	11mo	$234,799	$136	64

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-50,468
• Equity at exit: $34,294

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-60,294
• Equity at exit: $19,886

Cash invested: $64,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $252,450 ($130/sqft)
• Median days on market: 22 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -2.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29690

• Home prices YoY: -32.6%
• Active inventory: 476
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$409 /mo · $4,911/yr
• Insurance: −$96
• HOA: −$205
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-211

Break-even live

Break-even rent $2,426

Max offer price $192,745

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-146	+0% $-211	+5% $-276	+10% $-341
Rent	-10% $-381	-5% $-296	+0% $-211	+5% $-126	+10% $-40
Rate	-1.0pp $-95	-0.5pp $-152	base $-211	+0.5pp $-270	+1.0pp $-331

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: $57,500
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Gaskins Trl Travelers Rest, SC	3.0	2.5	1900	$2,100	$1.11	63d	1	0.04mi
14 Alderly Way Travelers Rest, SC	3.0	2.5	1760	$1,995	$1.13	88d	1	0.52mi
101 Paris View Dr Travelers Rest, SC	4.0	2.5	2150	$2,400	$1.12	110d	1	1.12mi
125 Pinestone Dr Travelers Rest, SC	1.0–3.0	1.0–2.0	1243	$2,550	$2.05	0d	30	1.14mi
69 Thunderbird Dr Travelers Rest, SC	4.0	2.5	1700	$2,150	$1.26	93d	1	1.15mi
148 Cox St Travelers Rest, SC	2.0	2.5	1574	$2,000	$1.27	80d	1	1.38mi
14 Tolar Rd Travelers Rest, SC	3.0	2.5	1498	$2,150	$1.44	9d	1	1.38mi
8 Tolar Rd Travelers Rest, SC	2.0	2.5	1432	$1,900	$1.33	80d	1	1.39mi

Listing history 50 events

1. 2026-09-24
   days on market $230,000 Active 22 DOM
2. 2026-09-23
   days on market $230,000 Active 21 DOM
3. 2026-09-22
   days on market $230,000 Active 20 DOM
4. 2026-09-21
   days on market $230,000 Active 19 DOM
5. 2026-09-20
   days on market $230,000 Active 18 DOM
6. 2026-09-19
   days on market $230,000 Active 17 DOM
7. 2026-09-18
   days on market $230,000 Active 16 DOM
8. 2026-09-17
   days on market $230,000 Active 15 DOM
9. 2026-09-16
   days on market $230,000 Active 14 DOM
10. 2026-09-15
    days on market $230,000 Active 13 DOM
11. 2026-09-14
    days on market $230,000 Active 12 DOM
12. 2026-09-13
    days on market $230,000 Active 11 DOM
13. 2026-09-12
    days on market $230,000 Active 10 DOM
14. 2026-09-11
    days on market $230,000 Active 9 DOM
15. 2026-09-05
    days on market $230,000 Active 3 DOM
16. 2026-09-04
    days on market $230,000 Active 2 DOM
17. 2026-09-03
    days on marketlisting id $230,000 Active 1 DOM
18. 2026-08-31
    days on market $230,000 Active 63 DOM
19. 2026-08-30
    days on market $230,000 Active 62 DOM
20. 2026-08-29
    days on market $230,000 Active 61 DOM
21. 2026-08-28
    days on market $230,000 Active 60 DOM
22. 2026-08-27
    days on market $230,000 Active 59 DOM
23. 2026-08-25
    pricedays on market $230,000 Active 57 DOM
24. 2026-08-24
    days on market $239,900 Active 56 DOM
25. 2026-08-23
    days on market $239,900 Active 55 DOM
26. 2026-08-22
    days on market $239,900 Active 54 DOM
27. 2026-08-21
    days on market $239,900 Active 53 DOM
28. 2026-08-20
    days on market $239,900 Active 52 DOM
29. 2026-08-19
    days on market $239,900 Active 51 DOM
30. 2026-08-18
    days on market $239,900 Active 50 DOM
31. 2026-08-17
    days on market $239,900 Active 49 DOM
32. 2026-08-16
    days on market $239,900 Active 48 DOM
33. 2026-08-15
    days on market $239,900 Active 47 DOM
34. 2026-08-15
    days on market $239,900 Active 46 DOM
35. 2026-08-13
    days on market $239,900 Active 45 DOM
36. 2026-08-12
    days on market $239,900 Active 44 DOM
37. 2026-08-11
    days on market $239,900 Active 43 DOM
38. 2026-08-10
    days on market $239,900 Active 42 DOM
39. 2026-08-09
    days on market $239,900 Active 41 DOM
40. 2026-08-08
    days on market $239,900 Active 40 DOM
41. 2026-08-07
    days on market $239,900 Active 39 DOM
42. 2026-08-06
    days on market $239,900 Active 38 DOM
43. 2026-08-05
    days on market $239,900 Active 37 DOM
44. 2026-08-04
    days on market $239,900 Active 36 DOM
45. 2026-08-03
    days on market $239,900 Active 35 DOM
46. 2026-07-31
    days on market $239,900 Active 32 DOM
47. 2026-07-30
    days on market $239,900 Active 31 DOM
48. 2026-07-30
    days on market $239,900 Active 30 DOM
49. 2026-07-28
    days on market $239,900 Active 29 DOM
50. 2026-07-26
    days on market $239,900 Active 27 DOM

ⓘ 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: $4,911 · $409/mo
• Projected year-2 tax: $4,911 · $409/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,904
• − Mortgage interest: −$12,884
• − Property taxes: −$4,911
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$2,460
• − Depreciation: −$6,691
• Taxable loss: −$6,336
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $-1,010/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

Good 80/100 Cosmetic rehab Est. rehab $10,160–$30,480 screening

This modern, move-in-ready home features a spacious kitchen, updated bathrooms, and hardwood floors throughout. It's in excellent condition with minimal maintenance required.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Gateway Elementary C+ SC #109/597 Nat'l #9,382/41,679 Middle Northwest Middle F SC #128/229 Nat'l #8,646/14,009 High Travelers Rest High B- SC #89/196 Nat'l #2,821/17,239

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

B Composite livability gradescore 73/100

Livability — Travelers Rest

• Score: 73/100
• State rank: #41
• US rank: #5283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Travelers Rest, SC
• County: Greenville County · 574,580 people
• City population: 26,358
• Metro: Greenville-Anderson, SC
• Population (ZIP): 26,358
• Household income: $69,956
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 13% 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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 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: ▼ -119.30%
• Current HPI: 246.9974
• Rent YoY: —
• 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

-97.1% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $239,900 Greater Greenville MLS
• 2026-05-19 Price Changed $245,000 Greater Greenville MLS
• 2026-04-28 Listing Removed — Greater Greenville MLS
• 2026-01-30 Listed $250,000 Greater Greenville MLS
• 2026-01-17 Listing Removed — Greater Greenville MLS
• 2025-10-09 Listed $250,000 Greater Greenville MLS
• 2022-09-13 Sold (Public Records) $8,326,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,911 · +4.5% YoY. Source: county tax records.