787 Embark Cir · Greer, SC 29651

$212,900

3 bd · 2.5 ba · 1,462 sqft · Townhouse · 89 Days on market

Built 2026 Excellent condition 1,742 sqft lot Garage $146/sqft · at area comps Est $220k · at est. $160/mo HOA · 9% 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).

• ARV discount +9.0/15.0
• Cash flow +8.7/30.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 787 EMBARK CIRCLE, a beautifully designed townhome featuring three bedrooms, two and a half bathrooms, and a one-car garage. The open-concept layout is perfect for entertaining, ensuring you're always part of the action. Upon entering, you'll be welcomed by a spacious foyer that leads into the living and dining areas. The kitchen provides ample storage and features a glass door that seamlessly connects the indoors with the patio, enhancing your living experience. A conveniently located half bathroom is situated off the living room. Moving upstairs, you'll find two bedrooms, which share a bathroom complete with a vanity and tub. The upstairs laundry room is also ideally located for easy access. On the opposite side of the floor, the primary bedroom features privacy and comfort. The en-suite primary bathroom boasts a double vanity and a walk-in shower with glass panels. The spacious walk-in closet is bathed in natural light, thanks to a window that brightens the space.

Key facts

• Glass door
• Spacious foyer
• Patio

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FOYER
• AMPLE STORAGE
• GLASS DOOR
• PATIO
• UPSTAIRS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $213k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (13.7% below list).
• Recommended offer: $184k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Greer — 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 (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidville Elementary (math 57% / reading 57%, grade C+, #102 of 597 statewide, top 18%, 667 students, 46% FRL); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 587 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

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.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $183,826 (13.7% 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 89 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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: 0.86% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (median comp): $220,400
• List price: $212,900
• Delta: -3.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
786 Embark Cir	0.02mi	3/2.5	1,443 (-1%)	1mo	$225,900	$157	96
778 Embark Cir	0.02mi	3/2.5	1,429 (-2%)	1mo	$213,900	$150	94
762 Embark Cir	0.05mi	3/2.5	1,432 (-2%)	1mo	$220,900	$154	93
784 Embark Cir	0.02mi	3/2.5	1,416 (-3%)	1mo	$207,900	$147	93
770 Embark Cir	0.03mi	3/2.5	1,418 (-3%)	1mo	$208,900	$147	93
768 Embark Cir	0.03mi	3/2.5	1,418 (-3%)	1mo	$208,900	$147	92
764 Embark Cir	0.04mi	3/2.5	1,418 (-3%)	1mo	$207,000	$146	92
194 Randwick Ln	0.57mi	3/2.5	1,470 (+0%)	0mo	$226,355	$154	72
185 Randwick Ln	0.58mi	3/2.5	1,470 (+0%)	1mo	$224,985	$153	71
183 Randwick Ln	0.58mi	3/2.5	1,470 (+0%)	1mo	$219,900	$150	71
179 Randwick Ln	0.59mi	3/2.5	1,470 (+0%)	1mo	$214,900	$146	71
177 Randwick Ln	0.60mi	3/2.5	1,470 (+0%)	1mo	$231,985	$158	70

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.19×
• Total profit: $-48,296
• Equity at exit: $31,744

10-year hold

• IRR: -23.9%
• Equity multiple: -0.11×
• Total profit: $-66,279
• Equity at exit: $18,408

Cash invested: $59,612 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 39 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $220,000 ($151/sqft)
• Median days on market: 81 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -0.2% vs current asking $/sqft

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

ZIP-level market 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 587
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,116
• Tax est. 1.5%: −$266 /mo · $3,194/yr
• Insurance: −$89
• HOA: −$160
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-179

Break-even live

Break-even rent $2,065

Max offer price $186,987

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-106	+0% $-179	+5% $-253	+10% $-326
Rent	-10% $-324	-5% $-252	+0% $-179	+5% $-106	+10% $-34
Rate	-1.0pp $-72	-0.5pp $-125	base $-179	+0.5pp $-234	+1.0pp $-290

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: $53,225
• Closing costs: $6,387
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Embark Cir Greer, SC	3.0	2.0	1740	$1,700	$0.98	63d	1	0.02mi
167 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.62mi
168 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.62mi
166 Randwick Ln Greer, SC	3.0	2.5	1500	$1,775	$1.18	52d	1	0.63mi
165 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.63mi
157 Randwick Ln Greer, SC	3.0	2.5	1470	$1,595	$1.09	70d	1	0.64mi
154 Randwick Ln Greer, SC	3.0	2.5	1470	$1,950	$1.33	16d	1	0.65mi
146 Randwick Ln Unit 146 Greer, SC	3.0	2.5	1470	$1,800	$1.22	68d	1	0.66mi
141 Randwick Ln Greer, SC	3.0	2.5	1470	$1,695	$1.15	70d	1	0.67mi

Property features AI

Finance

• Other: Community amenities include common areas, lighting, some sidewalks and lawn maintenance
• HOA & community: Part of a homeowners associationHOA covers common area insurance, exterior maintenance, lawn maintenance, street lights, and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached garage (1-car) with door opener and two assigned parking spacesPaved concrete driveway
• Utilities: Public waterPublic sewerPublic garbage pickupElectric service
• Home design: 2-story single-family home (Newton D model)Under construction (approx. completion Sep 7, 2027)Built by D.R. HortonEntry on main levelLevel lot with underground utilities
• Construction: Approximate year built: 2026Slab foundationAttic storage
• Exterior features: PatioTilt-out windowsVinyl/aluminum trimThermal windowsStone and vinyl siding exteriorComposition shingle roof

Interior

• Kitchen: DishwasherGarbage disposalElectric self-cleaning ovenElectric rangeBuilt-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closetBedroom 2: 12 x 10Bedroom 3: 12 x 10Primary bedroom size: 13 x 12
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Electric forced-air heating with damper controlCentral electric forced cooling with damper controlElectric water heater
• Interior features: Attic stairs (pull-down)Cable available9'+ smooth ceilingsSolid surface countertopsOpen floor planSmoke detectorWalk-in closetsWalk-in pantryRadon mitigation systemPre-wired for smart systems
• Laundry & utility: Laundry on 2nd floor in closet-style roomDryer electric hookup

Listing history 50 events

1. 2026-08-08
   days on market $212,900 Active 89 DOM
2. 2026-08-07
   days on market $212,900 Active 88 DOM
3. 2026-08-06
   days on market $212,900 Active 87 DOM
4. 2026-08-05
   days on market $212,900 Active 86 DOM
5. 2026-08-04
   days on market $212,900 Active 85 DOM
6. 2026-08-03
   days on market $212,900 Active 84 DOM
7. 2026-07-31
   days on market $212,900 Active 81 DOM
8. 2026-07-30
   days on market $212,900 Active 80 DOM
9. 2026-07-29
   days on market $212,900 Active 79 DOM
10. 2026-07-27
    days on market $212,900 Active 77 DOM
11. 2026-07-25
    days on market $212,900 Active 75 DOM
12. 2026-07-23
    days on market $212,900 Active 73 DOM
13. 2026-07-22
    days on market $212,900 Active 72 DOM
14. 2026-07-21
    days on market $212,900 Active 71 DOM
15. 2026-07-18
    days on market $212,900 Active 68 DOM
16. 2026-07-16
    days on market $212,900 Active 66 DOM
17. 2026-07-16
    days on market $212,900 Active 65 DOM
18. 2026-07-14
    days on market $212,900 Active 64 DOM
19. 2026-07-13
    days on market $212,900 Active 63 DOM
20. 2026-07-12
    days on market $212,900 Active 62 DOM
21. 2026-07-11
    days on market $212,900 Active 61 DOM
22. 2026-07-10
    days on market $212,900 Active 60 DOM
23. 2026-07-09
    days on market $212,900 Active 59 DOM
24. 2026-07-08
    days on market $212,900 Active 58 DOM
25. 2026-07-07
    days on market $212,900 Active 57 DOM
26. 2026-07-06
    days on market $212,900 Active 56 DOM
27. 2026-07-05
    days on market $212,900 Active 55 DOM
28. 2026-07-04
    days on market $212,900 Active 54 DOM
29. 2026-07-03
    days on market $212,900 Active 53 DOM
30. 2026-07-02
    days on market $212,900 Active 52 DOM
31. 2026-07-01
    days on market $212,900 Active 51 DOM
32. 2026-06-30
    days on market $212,900 Active 50 DOM
33. 2026-06-29
    days on market $212,900 Active 49 DOM
34. 2026-06-28
    days on market $212,900 Active 48 DOM
35. 2026-06-28
    days on market $212,900 Active 47 DOM
36. 2026-06-27
    days on market $212,900 Active 46 DOM
37. 2026-06-25
    days on market $212,900 Active 44 DOM
38. 2026-06-23
    days on market $212,900 Active 42 DOM
39. 2026-06-22
    days on market $212,900 Active 41 DOM
40. 2026-06-18
    days on market $212,900 Active 38 DOM
41. 2026-06-17
    days on market $212,900 Active 37 DOM
42. 2026-06-16
    days on market $212,900 Active 36 DOM
43. 2026-06-15
    days on market $212,900 Active 35 DOM
44. 2026-06-14
    days on market $212,900 Active 33 DOM
45. 2026-06-13
    days on market $212,900 Active 32 DOM
46. 2026-06-10
    days on market $212,900 Active 30 DOM
47. 2026-06-09
    days on market $212,900 Active 29 DOM
48. 2026-06-08
    days on market $212,900 Active 28 DOM
49. 2026-06-07
    days on market $212,900 Active 27 DOM
50. 2026-06-02
    days on market $212,900 Active 22 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,059
• − Mortgage interest: −$11,926
• − Property taxes: −$3,194
• − Insurance: −$1,064
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$1,920
• − Depreciation: −$6,193
• Taxable loss: −$5,768
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $-765/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 · 7 photos

Excellent 95/100 None rehab

This beautifully designed townhome in Covington Village is move-in ready with excellent condition and no visible repairs needed. It offers a spacious layout, modern kitchen, and well-maintained exterior and landscaping.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs. ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Reidville Elementary C+ SC #102/597 Nat'l #8,534/41,679 Middle Florence Chapel Middle C- SC #42/229 Nat'l #4,042/14,009 High James Byrnes Freshman Academy A SC #12/196 Nat'l #704/17,239

Schools (NCES district)

• District: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

A Composite livability gradescore 81/100

Livability — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 325,495 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 8% of renters

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Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

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Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Community amenities include common areas, lighting, some sidewalks and lawn maintenance
• HOA & community: Part of a homeowners associationHOA covers common area insurance, exterior maintenance, lawn maintenance, street lights, and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached garage (1-car) with door opener and two assigned parking spacesPaved concrete driveway
• Utilities: Public waterPublic sewerPublic garbage pickupElectric service
• Home design: 2-story single-family home (Newton D model)Under construction (approx. completion Sep 7, 2027)Built by D.R. HortonEntry on main levelLevel lot with underground utilities
• Construction: Approximate year built: 2026Slab foundationAttic storage
• Exterior features: PatioTilt-out windowsVinyl/aluminum trimThermal windowsStone and vinyl siding exteriorComposition shingle roof

Interior

• Kitchen: DishwasherGarbage disposalElectric self-cleaning ovenElectric rangeBuilt-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closetBedroom 2: 12 x 10Bedroom 3: 12 x 10Primary bedroom size: 13 x 12
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Electric forced-air heating with damper controlCentral electric forced cooling with damper controlElectric water heater
• Interior features: Attic stairs (pull-down)Cable available9'+ smooth ceilingsSolid surface countertopsOpen floor planSmoke detectorWalk-in closetsWalk-in pantryRadon mitigation systemPre-wired for smart systems
• Laundry & utility: Laundry on 2nd floor in closet-style roomDryer electric hookup

Price history

-81.0% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $212,900 Zillow
• 2026-05-15 Price Changed $212,900 Greater Greenville MLS
• 2026-05-14 Price Changed $212,900 SPMLS
• 2026-05-11 Listed $227,990 SPMLS
• 2026-05-11 Listed $227,990 Greater Greenville MLS
• 2026-05-08 Listed $227,990 Zillow
• 2024-07-25 Sold (Public Records) $1,122,027 Public Records

Property tax history

-0.2%/yr

Latest (2025): $66 · -0.2% YoY. Source: county tax records.