32 Briarglen Pl · Greenville, SC 29615

$115,000

2 bd · 2.5 ba · 1,400 sqft · Condo public records · 2 Days on market

Built 1983 $405/mo HOA · 28% 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).

• Cash flow +10.8/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity to invest in one of Greenville’s most desirable locations. Opportunities at this price point in such a prime area are becoming increasingly difficult to find. Enjoy walkability to grocery stores, restaurants, and the community clubhouse and pool, while being just 3 miles from vibrant downtown Greenville; consistently recognized as one of the nation’s most popular relocation destinations. Conveniently located near Woodruff Road, Haywood Road, Laurens Road, GSP International Airport, and major corridors including I-85 and I-385, this property provides exceptional access to shopping, dining, entertainment, and employment centers. Whether you’re seeking

Key facts

• Hoa coverage
• $405 HOA
• Garage

Tags

• WALKABILITY TO GROCERY STORES
• COMMUNITY CLUBHOUSE AND POOL
• THREE MILES FROM DOWNTOWN
• EXCEPTIONAL ACCESS TO SHOPPING
• LOW MAINTENANCE LIVING
• HOA COVERAGE

Property features AI

Finance

• Other: Condo community: Briarcreek
• HOA & community: Homeowners association membership; HOA covers common area insurance, lawn maintenance, pool, street lights, trash service, and water; Community amenities include common areas and a pool

Exterior

• Parking: Assigned parking for 2 spaces
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Two-story home; Approximate age: 31–50 years; Attic and outbuilding storage; Slab foundation
• Construction: Composition shingle roof
• Exterior features: Deck; Partial brick veneer and vinyl siding

Interior

• Kitchen: Dishwasher; Refrigerator; Electric freestanding range; Range hood
• Bedrooms: Primary bedroom on 2nd level with full bath and tub/shower (approx. 17 x 13); Second bedroom (approx. 12 x 13)
• Flooring: Carpet; Laminate flooring; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Two-story foyer; Second staircase; Attic stairs (disappearing); Blown ceiling; Tray ceiling; Laminate and other countertops; Wood-burning fireplace (1)
• Laundry & utility: Laundry on 1st floor in closet-style space; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-52 ($-626/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (8.0% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $106k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.9% in Greenville — 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 79/100 on livability (#13 in SC, #2,003 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D+, crime 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.
• Zoned schools: East North Street Academy (math 45% / reading 38%, grade F, #269 of 597 statewide, top 46%, 709 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 falling (-4.7%/yr); 231 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $795 of loan paydown is wiped out by about $3k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $105,778 (8.0% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.19×
• Total profit: $-25,988
• Equity at exit: $17,147

10-year hold

• IRR: -45.8%
• Equity multiple: -0.32×
• Total profit: $-42,424
• Equity at exit: $9,943

Cash invested: $32,200 (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 29615

• Rents YoY: -4.7%
• Active inventory: 231
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$603
• Tax from tax record: −$157 /mo · $1,890/yr
• Insurance: −$48
• HOA: −$405
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-52

Break-even live

Break-even rent $1,536

Max offer price $105,778

Occupancy floor 99%

Sensitivity live

Price	-10% $13	-5% $-20	+0% $-52	+5% $-85	+10% $-117
Rent	-10% $-168	-5% $-110	+0% $-52	+5% $6	+10% $64
Rate	-1.0pp $6	-0.5pp $-23	base $-52	+0.5pp $-82	+1.0pp $-112

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2530 E North St Greenville, SC	1.0–3.0	1.0–1.5	975	$1,245	$1.28	5d	5	0.16mi
409 Falling Rock Way Greenville, SC	3.0	2.0	1659	$1,895	$1.14	16d	1	0.39mi
413 Falling Rock Way Greenville, SC	3.0	2.5	1800	$1,980	$1.10	16d	1	0.40mi
55 Villa Rd Greenville, SC	1.0–2.0	1.0–2.0	850	$1,260	$1.48	25d	1	0.47mi
106 Princeton Ave Greenville, SC	2.0	2.0	1500	$1,695	$1.13	23d	1	0.61mi
1536 Loch Lomand Dr Greenville, SC	2.0	2.0	1017	$1,375	$1.35	5d	1	0.66mi
150 Lilia Hill Cir Greenville, SC	3.0	2.5	1750	$2,095	$1.20	13d	1	0.66mi
65 Century Cir Greenville, SC	1.0–3.0	1.0–2.0	1000	$1,198	$1.20	5d	33	0.68mi
224 Caledon Ct Greenville, SC	2.0	2.0	1019	$1,275	$1.25	13d	1	0.73mi
327 Caledon Ct Greenville, SC	2.0	2.0	1017	$1,375	$1.35	25d	1	0.74mi
525 Caledon Ct Greenville, SC	2.0	2.0	1017	$1,500	$1.47	25d	1	0.76mi
603 Caledon Ct Greenville, SC	3.0	2.0	1232	$1,625	$1.32	25d	1	0.76mi
512 Caledon Ct Greenville, SC	2.0	1.0	1036	$1,275	$1.23	25d	1	0.77mi
151 Century Dr Greenville, SC	1.0–3.0	1.0–2.5	1169	$1,271	$1.09	25d	1	0.78mi
624 Caledon Ct Greenville, SC	2.0	2.0	1019	$1,500	$1.47	5d	1	0.79mi
806 Caledon Ct Greenville, SC	2.0	2.0	1034	$1,375	$1.33	25d	1	0.79mi
1027 Caledon Ct Greenville, SC	2.0	2.0	1019	$1,275	$1.25	25d	1	0.81mi
834 Caledon Ct Greenville, SC	2.0	2.0	1034	$1,375	$1.33	5d	1	0.82mi
314 Caledon Ct Greenville, SC	2.0	2.0	1019	$1,375	$1.35	5d	1	0.82mi
922 Caledon Ct Greenville, SC	2.0	2.0	1034	$1,375	$1.33	25d	1	0.83mi
1006 Caledon Ct Greenville, SC	2.0	2.0	1034	$1,500	$1.45	25d	1	0.83mi
1036 Caledon Ct Greenville, SC	2.0	2.0	1034	$1,500	$1.45	16d	1	0.83mi
100 Caledon Ct Greenville, SC	1.0–2.0	1.0–2.0	927	$1,500	$1.62	5d	4	0.85mi
11 Century Dr Greenville, SC	1.0–3.0	1.0–2.0	1023	$1,731	$1.69	5d	13	0.89mi
355 Pelham Rd Greenville, SC	1.0–3.0	1.0–2.0	1009	$1,762	$1.75	5d	33	0.94mi
5 Crystal Springs Rd Greenville, SC	1.0–3.0	1.0–2.0	1110	$1,512	$1.36	5d	8	0.96mi
412 Woods Lake Rd Greenville, SC	1.0–3.0	1.0–2.0	1116	$1,610	$1.44	5d	38	1.07mi
702 Edwards Rd Greenville, SC	1.0–3.0	1.0–2.0	845	$1,138	$1.35	25d	1	1.10mi
245 Congaree Rd Greenville, SC	1.0–2.0	1.0–2.0	814	$1,478	$1.81	5d	23	1.15mi
12 Fleming St Greenville, SC	3.0	2.5	1550	$2,150	$1.39	25d	1	1.22mi
31 Brookside Cir Greenville, SC	2.0	1.0	913	$1,092	$1.20	5d	3	1.30mi
49 Orchard Park Dr Greenville, SC	1.0–2.0	1.0–2.0	855	$1,245	$1.46	5d	48	1.34mi
29 Oakley Dr Greenville, SC	1.0–3.0	1.0–2.0	1093	$1,338	$1.22	25d	1	1.39mi
3706 E North St Greenville, SC	2.0–3.0	1.5	920	$1,150	$1.25	16d	2	1.43mi
3706 E North St Unit M8 Greenville, SC	3.0	1.5	1000	$1,399	$1.40	5d	1	1.43mi
3706 E North St Greenville, SC	2.0–3.0	1.5	920	$1,085	$1.18	25d	3	1.43mi
100 Dixie Ave Greenville, SC	3.0	3.0	1700	$2,499	$1.47	5d	1	1.44mi
14001 Ardmore Springs Cir Greenville, SC	1.0–3.0	1.0–2.0	1131	$1,422	$1.26	5d	21	1.48mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-22
   remarks 681-char remark
2. 2026-06-22
   listed $115,000 Active 2 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: $1,890 · $157/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $17,639
• − Mortgage interest: −$6,442
• − Property taxes: −$1,890
• − Insurance: −$575
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − HOA: −$4,860
• − Depreciation: −$3,345
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $-76/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 — Greenville

• Score: 79/100
• State rank: #13
• US rank: #2003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, SC
• County: Greenville County · 573,815 people
• City population: 230,766
• Metro: Greenville-Anderson, SC
• Population (ZIP): 38,811
• Household income: $76,117
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1811.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Black 8% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 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: ▼ -232.41%
• Current HPI: 246.503
• Rent YoY: ▼ -4.70%
• 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

1 event — show timeline

• 2026-06-19 Listed $115,000 Greater Greenville MLS

Property tax history

+0.5%/yr

Latest (2025): $1,890 · +3.7% YoY. Source: county tax records.