814 Chesley Dr · Mauldin, SC 29681

$145,000

3 bd · 1.0 ba · 1,144 sqft · Land public records · 23 Days on market

Built 1993 0.25 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BR, 2 full baths with brick underpinning. Newer stove and heat system. Screened porch. Large master BR, open kitchen with lots of cabinets. Cheaper than Rent!

Key facts

• Large backyard
• Unfinished room
• Quick access to i-85

Tags

• LARGE BACKYARD
• QUICK ACCESS TO I-385
• QUICK ACCESS TO I-85
• UNFINISHED ROOM

Property features AI

Finance

• Other: Storage provided in an outbuilding
• HOA & community: No HOA fees or covered HOA services; No community amenities listed

Exterior

• Parking: Paved driveway; No garage
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup; Electric power
• Home design: Single-story residence; Built in 1993; Crawl space foundation; Wood exterior finish; Composition shingle roof
• Construction: Wood construction; Composition shingle roof; Crawl space foundation; Approximate year built: 1993
• Exterior features: Deck; Level lot; Lot dimensions approximately 55 x 14 x 122 x 70 x 122; Less than 1/2 acre

Interior

• Kitchen: Kitchen size approximately 14 x 12; Convection oven and electric oven; Additional appliances referenced in remarks
• Bedrooms: Primary bedroom on the main level; Bedroom sizes — Primary: 15 x 13; Second: 9 x 13; Third: 11 x 9; Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric heating; Central forced cooling (electric)
• Interior features: Open floor plan; Laundry on the first floor
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $145k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.8% 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: Ellen Woodside Elementary (math 46% / reading 44%, grade D-, #224 of 597 statewide, top 38%, 1,020 students, 78% FRL) — zoned schools average 78% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 523 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago 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 $108k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $17,577
• Equity at exit: $21,620

10-year hold

• IRR: 20.7%
• Equity multiple: 2.84×
• Total profit: $74,772
• Equity at exit: $12,537

Cash invested: $40,600 (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 29681

• Rents YoY: 4.1%
• Active inventory: 523
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $609

Break-even live

Break-even rent $1,251

Max offer price $145,000

Occupancy floor 65%

Sensitivity live

Price	-10% $691	-5% $650	+0% $609	+5% $568	+10% $527
Rent	-10% $450	-5% $529	+0% $609	+5% $689	+10% $769
Rate	-1.0pp $682	-0.5pp $646	base $609	+0.5pp $572	+1.0pp $534

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,695	$1.21	12d	1	0.47mi
41 Beachley Pl Simpsonville, SC	3.0	2.5	1400	$1,650	$1.18	4d	1	0.49mi

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 23 DOM
2. 2026-06-17
   days on market $145,000 Active 22 DOM
3. 2026-06-16
   days on market $145,000 Active 21 DOM
4. 2026-06-15
   days on market $145,000 Active 20 DOM
5. 2026-06-13
   days on market $145,000 Active 18 DOM
6. 2026-06-13
   days on market $145,000 Active 17 DOM
7. 2026-06-10
   days on market $145,000 Active 15 DOM
8. 2026-06-09
   days on market $145,000 Active 14 DOM
9. 2026-06-08
   days on market $145,000 Active 13 DOM
10. 2026-06-07
    days on market $145,000 Active 12 DOM
11. 2026-06-03
    days on market $145,000 Active 8 DOM
12. 2026-06-03
    days on market $145,000 Active 7 DOM
13. 2026-06-01
    days on market $145,000 Active 6 DOM
14. 2026-05-31
    days on market $145,000 Active 5 DOM
15. 2026-05-26
    listed $145,000 Active
16. 2021-11-12
    soldstatus $107,900
17. 2007-06-21
    soldstatus $27,000
18. 2007-05-16
    soldstatus $27,000 160-char remark

    Show marketing remark (160 chars)

    3 BR, 2 full baths with brick underpinning. Newer stove and heat system. Screened porch. Large master BR, open kitchen with lots of cabinets. Cheaper than Rent!

19. 2007-05-04
    historical 160-char remark

    Show marketing remark (160 chars)

    3 BR, 2 full baths with brick underpinning. Newer stove and heat system. Screened porch. Large master BR, open kitchen with lots of cabinets. Cheaper than Rent!

20. 2007-04-18
    listed $29,900 160-char remark

    Show marketing remark (160 chars)

    3 BR, 2 full baths with brick underpinning. Newer stove and heat system. Screened porch. Large master BR, open kitchen with lots of cabinets. Cheaper than Rent!

21. 1996-11-01
    soldstatus $9,676
22. 1984-10-26
    soldstatus $6,600

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,262
• − Mortgage interest: −$8,122
• − Property taxes: −$2,005
• − Insurance: −$725
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$4,218
• Taxable income: $5,310
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $6,038/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): 68,650
• Household income: $114,986
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 865.0

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 (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -144.64%
• Current HPI: 226.5252
• Rent YoY: ▲ 4.09%
• 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

+2097.0% since first listed

8 events — show timeline

• 2026-05-26 Listed $145,000 Greater Greenville MLS
• 2021-11-12 Sold (Public Records) $107,900 Public Records
• 2007-06-21 Sold (Public Records) $27,000 Public Records
• 2007-05-16 Sold (MLS) $27,000 Greater Greenville MLS
• 2007-05-04 Listing Removed — Greater Greenville MLS
• 2007-04-18 Listed $29,900 Greater Greenville MLS
• 1996-11-01 Sold (Public Records) $9,676 Public Records
• 1984-10-26 Sold (Public Records) $6,600 Public Records

Property tax history

+21.1%/yr

Latest (2025): $2,005 · +1.5% YoY. Source: county tax records.