787 Embark Cir · Greer, SC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +9.2/15.0
- Cash flow +7.9/30.0
- Schools +6.4/10.0
- Condition / age +4.8/5.0
- Livability +4.0/5.0
- 1% rule +3.4/10.0
- Rent growth +2.9/5.0
- DSCR +2.0/10.0
- Appreciation +0.0/10.0
$211,900
787 Embark Cir · Greer, SC 29651
3 bd · 2.5 ba · 1,462 sqft · Townhouse
· 136 Days on market
Built 2026
1,742 sqft lot
Garage
$145/sqft
· at area comps
Est $220k · at est.
$160/mo HOA · 9% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $212k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $179k (15.3% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (16.3% below list).
- Recommended offer: $177k (16.3% below list) — sets the bar for 1% rule.
- Cap rate 5.0% vs local median 3.4% 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); 679 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 136 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer
$177,257
(16.3% below list)
Questions for the listing agent
- 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?
- It's been on market 136 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.84% ✗
- Cap rate
- 5.02%
- Cash-on-cash
- -4.53%
- DSCR
- 0.80
- GRM
- 10.0
CMA / ARV
- ARV (median comp)
- $220,400
- List price
- $211,900
- Delta
- -3.86%
- 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 |
|---|---|---|---|---|---|---|---|
| 791 Embark Cir | 0.00mi | 3/2.5 | 1,443 (-1%) | 0mo | $226,450 | $157 | 97 |
| 781 Embark Cir | 0.01mi | 3/2.5 | 1,429 (-2%) | 0mo | $210,000 | $147 | 95 |
| 779 Embark Cir | 0.02mi | 3/2.5 | 1,429 (-2%) | 1mo | $220,900 | $155 | 95 |
| 807 Embark Cir | 0.03mi | 3/2.5 | 1,429 (-2%) | 0mo | $219,900 | $154 | 95 |
| 822 Embark Cir | 0.06mi | 3/2.5 | 1,443 (-1%) | 0mo | $225,400 | $156 | 95 |
| 780 Embark Cir | 0.02mi | 3/2.5 | 1,416 (-3%) | 2mo | $207,900 | $147 | 93 |
| 820 Embark Cir | 0.06mi | 3/2.5 | 1,416 (-3%) | 0mo | $209,900 | $148 | 92 |
| 190 Randwick Ln | 0.57mi | 3/2.5 | 1,470 (+0%) | 1mo | $220,355 | $150 | 72 |
| 194 Randwick Ln | 0.57mi | 3/2.5 | 1,470 (+0%) | 2mo | $226,355 | $154 | 71 |
| 183 Randwick Ln | 0.58mi | 3/2.5 | 1,470 (+0%) | 2mo | $219,900 | $150 | 70 |
| 179 Randwick Ln | 0.59mi | 3/2.5 | 1,470 (+0%) | 2mo | $214,900 | $146 | 70 |
| 307 Abingdon Way | 0.75mi | 3/2.5 | 1,470 (+0%) | 1mo | $212,855 | $145 | 63 |
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
- -25.6%
- Equity multiple
- 0.14×
- Total profit
- $-50,911
- Equity at exit
- $31,595
10-year hold
- IRR
- -27.5%
- Equity multiple
- -0.21×
- Total profit
- $-71,890
- Equity at exit
- $18,321
Cash invested: $59,332 (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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 25 active · 48 under contract
- Months of supply
- 2.8 mo (36%/mo absorbed)
- Median asking
- $221,990 ($152/sqft)
- Median days on market
- 97 d
- This list price
- 12% of active listings are priced below it
- ARV vs active asking
- -1.0% 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
- 679
- Price-to-rent
- 10.0×
Monthly cashflow live
↻
- Estimated rent
- $1,773 high interval (Pro) →
- Mortgage (P&I)
- −$1,111
- Tax est. 1.5%
- −$265 /mo · $3,178/yr
- Insurance
- −$88
- HOA
- −$160
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$372
- Net cashflow
- $-224
Break-even live
Break-even rent
$2,056
Max offer price
$179,478
Occupancy floor
—
Sensitivity live
| Price | -10% $-78 | -5% $-151 | +0% $-224 | +5% $-297 | +10% $-371 |
|---|---|---|---|---|---|
| Rent | -10% $-364 | -5% $-294 | +0% $-224 | +5% $-154 | +10% $-84 |
| Rate | -1.0pp $-117 | -0.5pp $-170 | base $-224 | +0.5pp $-279 | +1.0pp $-335 |
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
- $52,975
- Closing costs
- $6,357
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 16 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 784 Embark Cir Greer, SC | 3.0 | 2.5 | 1492 | $1,990 | $1.33 | 6d | 1 | 0.02mi |
| 808 Embark Cir Greer, SC | 3.0 | 2.0 | 1740 | $1,700 | $0.98 | 109d | 1 | 0.02mi |
| 773 Embark Cir Greer, SC | 3.0 | 2.5 | 1462 | $1,650 | $1.13 | 6d | 1 | 0.04mi |
| 769 Embark Cir Greer, SC | 3.0 | 2.5 | 1462 | $1,650 | $1.13 | 6d | 1 | 0.05mi |
| 766 Embark Cir Greer, SC | 3.0 | 2.5 | 1416 | $1,600 | $1.13 | 1d | 1 | 0.05mi |
| 753 Embark Cir Greer, SC | 3.0 | 2.5 | 1429 | $1,650 | $1.15 | 6d | 1 | 0.07mi |
| 377 Echo Cir Greer, SC | 2.0 | 2.5 | 1073 | $1,449 | $1.35 | 6d | 1 | 0.59mi |
| 171 Randwick Ln Greer, SC | 3.0 | 2.5 | 1450 | $1,549 | $1.07 | 5d | 1 | 0.61mi |
| 167 Randwick Ln Greer, SC | 3.0 | 2.5 | 1470 | $1,845 | $1.26 | 107d | 1 | 0.62mi |
| 168 Randwick Ln Greer, SC | 3.0 | 2.5 | 1470 | $1,845 | $1.26 | 107d | 1 | 0.62mi |
| 166 Randwick Ln Greer, SC | 3.0 | 2.5 | 1500 | $1,775 | $1.18 | 99d | 1 | 0.63mi |
| 165 Randwick Ln Greer, SC | 3.0 | 2.5 | 1470 | $1,845 | $1.26 | 107d | 1 | 0.63mi |
| 157 Randwick Ln Greer, SC | 3.0 | 2.5 | 1470 | $1,595 | $1.09 | 117d | 1 | 0.64mi |
| 154 Randwick Ln Greer, SC | 3.0 | 2.5 | 1470 | $1,695 | $1.15 | 6d | 1 | 0.65mi |
| 146 Randwick Ln Unit 146 Greer, SC | 3.0 | 2.5 | 1470 | $1,800 | $1.22 | 115d | 1 | 0.66mi |
| 141 Randwick Ln Greer, SC | 3.0 | 2.5 | 1470 | $1,695 | $1.15 | 117d | 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
-
2026-09-24days on market $211,900 Active 136 DOM
-
2026-09-24days on market $211,900 Active 135 DOM
-
2026-09-22days on market $211,900 Active 134 DOM
-
2026-09-21days on market $211,900 Active 133 DOM
-
2026-09-20days on market $211,900 Active 132 DOM
-
2026-09-19days on market $211,900 Active 131 DOM
-
2026-09-18days on market $211,900 Active 130 DOM
-
2026-09-17days on market $211,900 Active 129 DOM
-
2026-09-16days on market $211,900 Active 128 DOM
-
2026-09-15days on market $211,900 Active 127 DOM
-
2026-09-14days on market $211,900 Active 126 DOM
-
2026-09-13days on market $211,900 Active 125 DOM
-
2026-09-12days on market $211,900 Active 124 DOM
-
2026-09-11pricedays on market $211,900 Active 123 DOM
-
2026-09-05days on market $212,900 Active 117 DOM
-
2026-09-04days on market $212,900 Active 116 DOM
-
2026-09-03days on market $212,900 Active 115 DOM
-
2026-08-31days on market $212,900 Active 112 DOM
-
2026-08-30days on market $212,900 Active 111 DOM
-
2026-08-29days on market $212,900 Active 110 DOM
-
2026-08-28days on market $212,900 Active 109 DOM
-
2026-08-27days on market $212,900 Active 108 DOM
-
2026-08-25days on market $212,900 Active 106 DOM
-
2026-08-24days on market $212,900 Active 105 DOM
-
2026-08-23days on market $212,900 Active 104 DOM
-
2026-08-22days on market $212,900 Active 103 DOM
-
2026-08-21days on market $212,900 Active 102 DOM
-
2026-08-20days on market $212,900 Active 101 DOM
-
2026-08-19days on market $212,900 Active 100 DOM
-
2026-08-18days on market $212,900 Active 99 DOM
-
2026-08-17days on market $212,900 Active 98 DOM
-
2026-08-16days on market $212,900 Active 97 DOM
-
2026-08-15days on market $212,900 Active 96 DOM
-
2026-08-14days on market $212,900 Active 95 DOM
-
2026-08-13days on market $212,900 Active 94 DOM
-
2026-08-12days on market $212,900 Active 93 DOM
-
2026-08-11days on market $212,900 Active 92 DOM
-
2026-08-10days on market $212,900 Active 91 DOM
-
2026-08-09days on market $212,900 Active 90 DOM
-
2026-08-08days on market $212,900 Active 89 DOM
-
2026-08-07days on market $212,900 Active 88 DOM
-
2026-08-06days on market $212,900 Active 87 DOM
-
2026-08-05days on market $212,900 Active 86 DOM
-
2026-08-04days on market $212,900 Active 85 DOM
-
2026-08-03days on market $212,900 Active 84 DOM
-
2026-07-31days on market $212,900 Active 81 DOM
-
2026-07-30days on market $212,900 Active 80 DOM
-
2026-07-29days on market $212,900 Active 79 DOM
-
2026-07-27days on market $212,900 Active 77 DOM
-
2026-07-25days on market $212,900 Active 75 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $21,271
- − Mortgage interest
- −$11,870
- − Property taxes
- −$3,178
- − Insurance
- −$1,060
- − Repairs & maintenance
- −$1,702
- − Management
- −$1,702
- − HOA
- −$1,920
- − Depreciation
- −$6,164
- Taxable loss
- −$6,325
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,518
- After-tax cash flow
- $-1,171/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
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 64/100
Zoned Schools
Elementary
Reidville Elementary
C+
SC #102/597
Nat'l #8,534/41,679
Middle
Berry Shoals Intermediate
C
SC #36/229
Nat'l #3,276/14,009
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
- Severe rent burden
- 8% of renters
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%
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%
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
Industry mix (Fortune 500 HQ in SC)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Packaging | 1 | $7B |
|
||
Price history
-81.0% since first listed7 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%/yrLatest (2025): $66 · -0.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…