311 Heswall Ct · Conestee, SC 29605

$217,000

3 bd · 2.5 ba · 1,457 sqft · Townhouse · 189 Days on market

Built 2026 Good condition Garage $149/sqft · 6% below area Est $232k · 6% under

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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 +13.4/30.0
• ARV discount +10.4/15.0
• Schools +4.8/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Nyomi plan offers a well-balanced layout with three bedrooms and two and a half baths, designed for both comfort and functionality. An open-concept main living area seamlessly connects the kitchen, dining, and living spaces, creating an inviting environment for everyday living and entertaining. Natural light enhances the sense of openness, while thoughtful separation of spaces provides privacy where it matters most. The primary suite serves as a relaxing retreat with generous space and storage, and the additional bedrooms are ideal for family, guests, or a home office. With a flexible design and efficient use of space, the Nyomi plan fits a variety of modern lifestyles.

Key facts

• Garage
• Built 2026
• Listed 188 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $217k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3 ($34/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (12.4% below list).
• Recommended offer: $190k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Conestee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising (+3.7%/yr); 548 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 35% 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 $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 189 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,184 (12.4% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $231,750
• List price: $217,000
• Delta: -6.36%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Parksville Pl Lot 57	0.03mi	3/2.5	1,457 (0%)	4mo	$234,565	$161	95
303 Heswall Ct Lot 18	0.04mi	3/2.5	1,457 (0%)	4mo	$219,990	$151	95
111 Derwent Trl Lot 43	0.04mi	3/2.5	1,457 (0%)	4mo	$234,000	$161	95
118 Derwent Trl Lot 47	0.05mi	3/2.5	1,457 (0%)	5mo	$229,500	$158	93
504 Heswall Ct Lot 38	0.03mi	3/2.5	1,415 (-3%)	16mo	$249,990	$177	80

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-33,568
• Equity at exit: $32,355

10-year hold

• IRR: -5.7%
• Equity multiple: 0.62×
• Total profit: $-23,105
• Equity at exit: $18,762

Cash invested: $60,760 (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: 33 active · 6 under contract
• Months of supply: 28.3 mo (4%/mo absorbed)
• Median asking: $229,990 ($158/sqft)
• Median days on market: 97 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.8% vs current asking $/sqft

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

ZIP-level market 29605

• Rents YoY: 3.7%
• Active inventory: 548
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,138
• Tax est. 1.5%: −$271 /mo · $3,255/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $3

Break-even live

Break-even rent $1,898

Max offer price $217,000

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $78	+0% $3	+5% $-72	+10% $-147
Rent	-10% $-147	-5% $-72	+0% $3	+5% $78	+10% $153
Rate	-1.0pp $112	-0.5pp $58	base $3	+0.5pp $-53	+1.0pp $-111

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: $54,250
• Closing costs: $6,510
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Heswall CT Greenville, SC	3.0	2.5	1414	$1,750	$1.24	9d	1	0.12mi
165 Sarnesfield Way Greenville, SC	3.0	2.0	1490	$1,898	$1.27	9d	1	0.82mi
159 Sarnesfield Way Greenville, SC	3.0	2.5	1442	$1,820	$1.26	80d	1	0.82mi
158 Sarnesfield Way Greenville, SC	3.0	2.5	1490	$1,815	$1.22	63d	1	0.85mi
411 Mancini Dr Greenville, SC	3.0	2.5	1442	$1,900	$1.32	88d	1	0.97mi
20 Eastview Dr Greenville, SC	3.0	2.0	1299	$1,600	$1.23	119d	1	1.31mi
5300 Augusta Rd Greenville, SC	1.0–2.0	1.0	800	$1,100	$1.38	6d	1	1.46mi

Property features AI

Finance

• Financial info: List price $225,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Spec new construction - Plan: NyomiActive listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Living area of 1,457

Listing history 50 events

1. 2026-08-20
   days on market $217,000 Active 189 DOM
2. 2026-08-19
   days on market $217,000 Active 188 DOM
3. 2026-08-18
   days on market $217,000 Active 187 DOM
4. 2026-08-16
   days on market $217,000 Active 185 DOM
5. 2026-08-15
   days on market $217,000 Active 184 DOM
6. 2026-08-15
   days on market $217,000 Active 183 DOM
7. 2026-08-13
   days on market $217,000 Active 182 DOM
8. 2026-08-12
   days on market $217,000 Active 181 DOM
9. 2026-08-11
   days on market $217,000 Active 180 DOM
10. 2026-08-10
    days on market $217,000 Active 179 DOM
11. 2026-08-09
    days on market $217,000 Active 178 DOM
12. 2026-08-07
    days on market $217,000 Active 176 DOM
13. 2026-08-06
    days on market $217,000 Active 175 DOM
14. 2026-08-05
    days on market $217,000 Active 174 DOM
15. 2026-08-04
    days on market $217,000 Active 173 DOM
16. 2026-08-03
    days on market $217,000 Active 172 DOM
17. 2026-07-31
    days on market $217,000 Active 169 DOM
18. 2026-07-30
    days on market $217,000 Active 168 DOM
19. 2026-07-30
    days on market $217,000 Active 167 DOM
20. 2026-07-28
    days on market $217,000 Active 166 DOM
21. 2026-07-26
    days on market $217,000 Active 164 DOM
22. 2026-07-25
    pricedays on market $217,000 Active 163 DOM
23. 2026-07-24
    days on market $218,999 Active 162 DOM
24. 2026-07-23
    days on market $218,999 Active 161 DOM
25. 2026-07-22
    days on market $218,999 Active 160 DOM
26. 2026-07-21
    days on market $218,999 Active 159 DOM
27. 2026-07-20
    days on market $218,999 Active 158 DOM
28. 2026-07-19
    days on market $218,999 Active 156 DOM
29. 2026-07-18
    days on market $218,999 Active 155 DOM
30. 2026-07-16
    days on market $218,999 Active 154 DOM
31. 2026-07-15
    pricedays on market $218,999 Active 153 DOM
32. 2026-07-14
    days on market $219,990 Active 152 DOM
33. 2026-07-13
    days on market $219,990 Active 151 DOM
34. 2026-07-13
    days on market $219,990 Active 150 DOM
35. 2026-07-11
    days on market $219,990 Active 149 DOM
36. 2026-07-10
    days on market $219,990 Active 148 DOM
37. 2026-07-09
    days on market $219,990 Active 147 DOM
38. 2026-07-07
    days on market $219,990 Active 145 DOM
39. 2026-07-06
    days on market $219,990 Active 144 DOM
40. 2026-07-06
    days on market $219,990 Active 143 DOM
41. 2026-07-03
    days on market $219,990 Active 141 DOM
42. 2026-07-02
    pricedays on market $219,990 Active 140 DOM
43. 2026-07-01
    days on market $225,990 Active 139 DOM
44. 2026-06-30
    days on market $225,990 Active 138 DOM
45. 2026-06-29
    days on market $225,990 Active 137 DOM
46. 2026-06-28
    days on market $225,990 Active 136 DOM
47. 2026-06-28
    days on market $225,990 Active 135 DOM
48. 2026-06-27
    days on market $225,990 Active 134 DOM
49. 2026-06-25
    days on market $225,990 Active 132 DOM
50. 2026-06-22
    days on market $225,990 Active 130 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: $22,822
• − Mortgage interest: −$12,155
• − Property taxes: −$3,255
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,313
• Taxable loss: −$3,638
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $907/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,285–$21,855 screening

This townhouse is in good condition with fresh paint and well-maintained exterior. Minor touch-ups and cleaning would enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal ↑
• Rental Clean gutters — Clean gutters improve property maintenance and reduce maintenance costs ↑

ⓘ 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.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Blythe Academy C+ SC #99/597 Nat'l #8,415/41,679 Middle Hughes Academy Of Science And Technology F SC #75/229 Nat'l #5,872/14,009 High Southside High F SC #166/196 Nat'l #6,890/17,239

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

Livability — Conestee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Conestee, SC
• County: Greenville County · 574,580 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 40,717
• Household income: $65,648
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $225,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Spec new construction - Plan: NyomiActive listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Living area of 1,457