309 Parkridge Way · Simpsonville, SC 29680

$255,000

3 bd · 2.5 ba · 1,620 sqft · Townhouse public records · 10 Days on market

Built 2020 2,178 sqft lot Est $253k · at est. $133/mo HOA · 7% 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).

• Cash flow +10.7/30.0
• ARV discount +7.1/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Baldwin Ridge! Built in 2021, this like-new CORNER LOT townhome offers modern living in an incredible location near downtown Simpsonville. Freshly and professionally PAINTED THROUGHOUT, this home truly feels brand new. The first level features garage access, a versatile OFFICE/FLEX SPACE, and access to the COVERED PATIO overlooking the fully fenced backyard with added privacy fencing — perfect for relaxing or entertaining. Upstairs on the main level, you’ll find a bright and OPEN FLOOR PLAN complete with a spacious living room, large kitchen, breakfast nook, and convenient half bath. Step out onto the rear deck and enjoy your morning coffee or unwind on warm summer ev

Key facts

• Exterior grounds
• Covered patio
• Office flex space

Tags

• CORNER LOT
• OFFICE FLEX SPACE
• COVERED PATIO
• FULLY FENCED BACKYARD
• LOW MAINTENANCE LIVING
• EXTERIOR GROUNDS

Property features AI

Finance

• Other: Community amenities include lights, some sidewalks, lawn maintenance and a dog park
• HOA & community: Homeowners association; HOA covers common area insurance, exterior maintenance, lawn maintenance and street lights

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup
• Home design: Residential property; 3+ stories; Approximately 1–5 years old; Corner lot; Cul-de-sac lot; Level lot
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation; Attic and garage storage
• Exterior features: Deck; Patio; Fenced yard; Sidewalks

Interior

• Kitchen: Cooktop (smooth); Electric oven; Dishwasher; Pantry
• Bedrooms: Primary bedroom with full bath, tub/shower and walk-in closet; Primary bedroom ~13 x 11; Second bedroom ~10 x 9; Third bedroom ~11 x 9
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating (multi-unit); Central forced cooling (electric, multi-unit)
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Smoke detector; Walk-in closet(s); Pantry closet; Attic
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (22.9% below list).
• Recommended offer: $197k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% in Simpsonville — 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 (#1 in SC, #295 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety 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: Plain Elementary (math 60% / reading 63%, grade B, #76 of 597 statewide, top 13%, 932 students, 54% FRL).
• Zoned-school proficiency averages 62% at this address vs 49% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Greenville 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 245 active listings in the ZIP; 10 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 $2k of loan paydown is wiped out by about $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $210k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $196,608 (22.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $252,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Hartland Pl	0.30mi	3/2.5	1,633 (+1%)	9mo	$262,500	$161	77
205 Hartland Pl	0.29mi	3/2.5	1,637 (+1%)	12mo	$259,000	$158	74
709 Wintergarden Pl	0.35mi	3/2.5	1,700 (+5%)	4mo	$253,000	$149	72
323 Hartland Pl	0.30mi	3/2.5	1,663 (+3%)	13mo	$259,000	$156	70
121 Hartland Pl	0.32mi	3/2.5	1,724 (+6%)	14mo	$260,000	$151	62

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-49,507
• Equity at exit: $38,021

10-year hold

• IRR: -13.2%
• Equity multiple: 0.24×
• Total profit: $-54,545
• Equity at exit: $22,048

Cash invested: $71,400 (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 29680

• Home prices YoY: -31.2%
• Rents YoY: 2.9%
• Active inventory: 245
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$106
• HOA: −$133
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-124

Break-even live

Break-even rent $2,122

Max offer price $233,179

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-51	+0% $-124	+5% $-196	+10% $-268
Rent	-10% $-279	-5% $-201	+0% $-124	+5% $-46	+10% $32
Rate	-1.0pp $5	-0.5pp $-59	base $-124	+0.5pp $-190	+1.0pp $-257

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7001 Wiley Dr Simpsonville, SC	1.0–3.0	1.0–2.0	1517	$2,100	$1.38	4d	39	0.14mi
8001 Pointe Grand Pl Simpsonville, SC	1.0–2.0	2.0	1153	$1,395	$1.21	4d	9	0.25mi
10 Pasture View Ct Simpsonville, SC	3.0	2.0	1746	$1,895	$1.09	4d	1	0.65mi
8 Madera Trl Simpsonville, SC	4.0	2.0	1700	$1,975	$1.16	20d	1	1.16mi
300 Florence Dr Simpsonville, SC	3.0	2.0	1080	$1,525	$1.41	24d	1	1.24mi
101 Boren Way Greenville, SC	4.0	2.5	1934	$2,045	$1.06	15d	1	1.31mi
114 Edwards St Simpsonville, SC	4.0	4.0	1800	$1,850	$1.03	15d	1	1.32mi
113 Karland Dr Simpsonville, SC	2.0	2.0	1254	$1,898	$1.51	4d	7	1.35mi
113 W Okaloosa Way Simpsonville, SC	3.0	2.0	1536	$1,995	$1.30	24d	1	1.46mi
103 Jones Ave Unit B Simpsonville, SC	2.0	1.5	1360	$1,700	$1.25	24d	1	1.48mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 16 events

1. 2026-06-18
   days on market $255,000 Active 10 DOM
2. 2026-06-17
   days on market $255,000 Active 9 DOM
3. 2026-06-16
   days on market $255,000 Active 8 DOM
4. 2026-06-15
   days on market $255,000 Active 7 DOM
5. 2026-06-13
   days on market $255,000 Active 5 DOM
6. 2026-06-13
   days on market $255,000 Active 4 DOM
7. 2026-06-10
   days on market $255,000 Active 2 DOM
8. 2026-06-08
   days on marketlisting id $255,000 Active 1 DOM
9. 2026-06-07
   days on market $255,000 Active 27 DOM
10. 2026-06-03
    days on market $255,000 Active 23 DOM
11. 2026-06-03
    days on market $255,000 Active 22 DOM
12. 2026-06-01
    days on market $255,000 Active 21 DOM
13. 2026-05-31
    days on market $255,000 Active 20 DOM
14. 2026-05-21
    price $255,000
15. 2026-05-11
    listed $265,000 Active
16. 2020-09-11
    soldstatus $210,000

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$251/yr (+$21/mo · 20.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $23,593
• − Mortgage interest: −$14,284
• − Property taxes: −$1,203
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$1,596
• − Depreciation: −$7,418
• Taxable loss: −$5,958
• Est. tax savings @ 24.0%: +$1,430
• After-tax cash flow: $-52/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 — Simpsonville

• Score: 87/100
• State rank: #1
• US rank: #295

Category grades

Amenities A Commute A+ Cost of living A Crime C Employment A 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: 104,420
• Metro: Greenville-Anderson, SC
• Population (ZIP): 35,770
• Household income: $86,716
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 553.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 24% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -102.15%
• Current HPI: 224.9051
• Rent YoY: ▲ 2.85%
• 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

+21.4% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $255,000 Greater Greenville MLS
• 2026-05-11 Listed $265,000 Greater Greenville MLS
• 2020-09-11 Sold (Public Records) $210,000 Public Records

Property tax history

+52.5%/yr

Latest (2025): $1,203 · +3.9% YoY. Source: county tax records.