6 Tattershall Rd · Mauldin, SC 29605

$307,900

4 bd · 2.5 ba · 1,886 sqft · SingleFamily public records · 141 Days on market

Built 2018 7,405 sqft lot Est $279k · 10% over $33/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 +12.8/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• ARV discount +2.9/15.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready 4-Bedroom Home in Castlebrook! This spacious 4-bedroom, 2.5-bath home is located in the highly desirable Castlebrook Subdivision in Greenville. Just minutes from Mauldin, Simpsonville, Fountain Inn, and Downtown Greenville, you’ll enjoy easy access to shopping, dining, and entertainment. Inside, you’ll find a bright and open floor plan featuring a large living room, a kitchen with an eat-in island, and a convenient main-floor office—perfect for working from home or managing daily tasks. Upstairs, enjoy a welcoming foyer, a cozy sitting area in the hallway, and three bedrooms with walk-in closets. Freshly painted walls throughout give the home a clean, modern

Key facts

• Main floor office
• Eat in island
• Welcoming foyer

Tags

• MOVE IN READY
• CASTLEBROOK SUBDIVISION
• BRIGHT OPEN FLOOR PLAN
• EAT IN ISLAND
• MAIN FLOOR OFFICE
• WELCOMING FOYER

Property features AI

Finance

• Other: Community playground
• HOA & community: Homeowners association present; HOA covers common area electricity and street lights and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Security: Leased security system; Smoke detectors
• Utilities: Public water; Public sewer; Private garbage pickup; Electric water heater; Electric power
• Home design: Two-story residence; Approximately 6–10 years old; Slab foundation
• Construction: Vinyl siding exterior; Roof described as 'Other (see remarks)'
• Exterior features: Front porch; Patio; Level lot; Vinyl siding

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Refrigerator; Electric cooktop; Built-in microwave; Ice machine; Warming drawer; 12 x 11 kitchen size
• Bedrooms: Primary bedroom on second level with double sink, full bath, shower (no tub), and walk-in closet; Bedroom sizes: Primary 14 x 15; Bedroom 2 11 x 10; Bedroom 3 10 x 12; Bedroom 4 12 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Electric forced air heating; Central forced cooling; Electric water heater
• Interior features: Two-story foyer; Second staircase; Cable available; Ceiling fans; Smooth ceilings; Open floor plan; Leased security system; Smoke detectors; Walk-in closets; Laminate countertops; Pantry closet; Combo living and dining area; Office/Study
• Laundry & utility: Laundry on second floor; Walk-in laundry; Washer connection; Dryer hookup (electric); Stackable-capable space

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $-26 ($-313/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (23.4% below list).
• Recommended offer: $236k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Mauldin — 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 (#2 in SC, #321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing 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: Robert E. Cashion Elementary (math 39% / reading 37%, grade F, #308 of 597 statewide, top 52%, 899 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 410 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 43% of the median local income ($66k/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 $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 141 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $165k; list at $308k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,717 (23.4% 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 141 days. Have you received any prior offers? Is the seller open to a 23% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $279,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Wintersweet Way	0.14mi	4/2.5	1,955 (+4%)	14mo	$290,000	$148	76
200 Wintersweet Way Unit ASD 86 Crane A	0.22mi	4/2.5	1,955 (+4%)	15mo	$279,999	$143	72
126 Clairvale Ct Unit ACD 33 Crane A	0.24mi	4/2.5	1,955 (+4%)	16mo	$268,999	$138	70
126 Clairvale Ct Unit ACD 33 Crane	0.24mi	4/2.5	1,955 (+4%)	16mo	$268,999	$138	70
128 Clairvale Ct Unit ACD 32 Crane	0.24mi	4/2.5	1,955 (+4%)	16mo	$268,000	$137	69
143 Clairvale Ct Unit ACD 22 Crane	0.25mi	4/2.5	1,953 (+4%)	17mo	$272,350	$139	68
136 Clairvale Ct Unit ACD 29 Crane	0.26mi	4/2.5	1,955 (+4%)	17mo	$267,999	$137	68
129 River Fork Trl	0.54mi	3/2.5 (-1)	1,899 (+1%)	9mo	$313,650	$165	61
632 Pollyanna Dr	0.50mi	3/2.5 (-1)	1,922 (+2%)	16mo	$328,800	$171	56
321 Pollyanna Dr	0.58mi	3/2.0 (-1)	1,909 (+1%)	11mo	$346,000	$181	55
207 Pendergast Rd	0.39mi	3/2.5 (-1)	2,120 (+12%)	10mo	$350,490	$165	48
217 Chapel Creek Ct	0.61mi	3/2.0 (-1)	1,700 (-10%)	8mo	$305,800	$180	42

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-49,946
• Equity at exit: $45,909

10-year hold

• IRR: -6.9%
• Equity multiple: 0.55×
• Total profit: $-38,924
• Equity at exit: $26,622

Cash invested: $86,212 (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 29605

• Rents YoY: 3.7%
• Active inventory: 410
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,615
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$128
• HOA: −$33
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-26

Break-even live

Break-even rent $2,390

Max offer price $303,291

Occupancy floor 96%

Sensitivity live

Price	-10% $148	-5% $61	+0% $-26	+5% $-113	+10% $-200
Rent	-10% $-212	-5% $-119	+0% $-26	+5% $67	+10% $160
Rate	-1.0pp $129	-0.5pp $52	base $-26	+0.5pp $-106	+1.0pp $-187

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: $76,975
• Closing costs: $9,237
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Portchester Ln Greenville, SC	4.0	2.0	1680	$2,049	$1.22	25d	1	0.16mi
476 Pollyanna Dr Greenville, SC	3.0–4.0	2.0–2.5	1749	$2,553	$1.46	5d	1	0.23mi
1 Southern Pine Dr Greenville, SC	3.0–5.0	2.5–3.0	2058	$2,369	$1.15	5d	1	0.59mi
903 Birchcrest Way Greenville, SC	3.0	2.5	2250	$2,086	$0.93	5d	1	1.36mi
1002 Mission Hill Ln Greenville, SC	3.0	2.5	2250	$1,911	$0.85	13d	1	1.37mi
1000 Mission Hill Ln Greenville, SC	4.0	2.5	2448	$2,116	$0.86	5d	1	1.38mi
703 Birchcrest Way Greenville, SC	3.0	2.5	2250	$1,971	$0.88	5d	1	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-11
   status Pending
4. 2026-02-11
   price $307,900
5. 2025-11-19
   listed $312,900 Active
6. 2018-02-09
   soldstatus $164,840

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$407/yr (+$34/mo · 30.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,286
• − Mortgage interest: −$17,247
• − Property taxes: −$1,348
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$396
• − Depreciation: −$8,957
• Taxable loss: −$5,727
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $1,061/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 — Mauldin

• Score: 87/100
• State rank: #2
• US rank: #321

Category grades

Amenities B- Commute A+ Cost of living A+ Crime B Employment B 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: 14,950
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 978.0

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 0.66)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 13% 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: ▼ -591.71%
• Current HPI: 231.6906
• Rent YoY: ▲ 3.72%
• 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

+86.8% since first listed

6 events — show timeline

• 2026-04-29 Pending — Greater Greenville MLS
• 2026-03-30 Relisted — Greater Greenville MLS
• 2026-03-11 Pending — Greater Greenville MLS
• 2026-02-11 Price Changed $307,900 Greater Greenville MLS
• 2025-11-19 Listed $312,900 Greater Greenville MLS
• 2018-02-09 Sold (Public Records) $164,840 Public Records

Property tax history

-5.9%/yr

Latest (2025): $1,348 · +3.3% YoY. Source: county tax records.