107 Redfield Pl · Simpsonville, SC 29681

$249,990

3 bd · 2.5 ba · 1,616 sqft · Townhouse · 146 Days on market

Built 2026 Good condition 1-car garage $155/sqft · 10% below area Est $278k · 10% under ↓ 2% since listing

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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).

• ARV discount +12.1/15.0
• Cash flow +10.6/30.0
• Schools +5.6/10.0
• Livability +4.4/5.0
• Condition / age +4.2/5.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Home with Complete Move-In Appliance Package Expansive open-concept kitchen featuring a stunning 9-foot center island overlooking the family room and breakfast area Bright main level with 9-foot ceilings, a convenient powder room, and welcoming entryway with coat closet Private second floor offering two secondary bedrooms, each with spacious walk-in closets, plus a full bath and centrally located laundry room Generous primary suite with an oversized walk-in closet and a well-appointed en suite bath featuring dual vanities, a private water closet, and a glass-enclosed walk-in shower Built-in outdoor storage shed for added convenience and organization Attached one-car garage complemented by a two-car parking pad, providing ample parking for family and guests Enjoy maintenance-free living with spacious driveways, attached garages, and an HOA that takes care of exterior home maintenance, landscaping, sidewalks, and common areas, while smart home connectivity and security features provide added convenience and peace of mind for an effortless lock-and-leave lifestyle. Explore everything this beautiful community has to offer-request your appointment today!

Key facts

• Open concept kitchen
• Airy family room
• Breakfast room

Tags

• OPEN CONCEPT KITCHEN
• 9 FOOT CENTERED ISLAND
• AIRY FAMILY ROOM
• BREAKFAST ROOM
• MAIN LEVEL POWDER ROOM
• COAT CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.8% below list).
• Recommended offer: $203k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% 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: Simpsonville Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 744 students, 71% FRL) — zoned schools average 71% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 797 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• It's been on market 146 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,976 (18.8% 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. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $278,240
• List price: $249,990
• Delta: -10.15%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Hagen Ln	0.00mi	3/2.5	1,600 (-1%)	2mo	$285,169	$178	97
11 Hagen Ln	0.05mi	3/2.5	1,616 (0%)	2mo	$274,990	$170	96
3 Redfield Pl	0.00mi	3/2.5	1,587 (-2%)	1mo	$268,290	$169	96
4 Redfield Pl	0.05mi	3/2.5	1,616 (0%)	2mo	$270,990	$168	96
5 Redfield Pl	0.00mi	3/2.5	1,616 (0%)	5mo	$291,590	$180	96
10 Redfield Pl	0.02mi	3/2.5	1,600 (-1%)	3mo	$265,990	$166	95
8 Redfield Pl	0.06mi	3/2.5	1,616 (0%)	3mo	$250,990	$155	95
7 Redfield Pl	0.00mi	3/2.5	1,600 (-1%)	5mo	$287,990	$180	94
103 Redfield Pl	0.06mi	3/2.5	1,616 (0%)	4mo	$276,490	$171	94
101 Redfield Pl	0.00mi	3/2.5	1,600 (-1%)	5mo	$294,990	$184	94
6 Redfield Pl	0.03mi	3/2.5	1,587 (-2%)	3mo	$279,990	$176	93
109 Redfield Pl	0.04mi	3/2.5	1,600 (-1%)	5mo	$299,990	$187	93

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-46,133
• Equity at exit: $37,274

10-year hold

• IRR: -9.0%
• Equity multiple: 0.42×
• Total profit: $-40,786
• Equity at exit: $21,615

Cash invested: $69,997 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 8 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $249,990 ($158/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.3% vs current asking $/sqft

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

ZIP-level market 29681

• Rents YoY: 4.1%
• Active inventory: 797
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-124

Break-even live

Break-even rent $2,187

Max offer price $232,030

Occupancy floor —

Sensitivity live

Price	-10% $49	-5% $-38	+0% $-124	+5% $-210	+10% $-297
Rent	-10% $-284	-5% $-204	+0% $-124	+5% $-44	+10% $36
Rate	-1.0pp $2	-0.5pp $-61	base $-124	+0.5pp $-189	+1.0pp $-255

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: $62,498
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Kaplan Ct Simpsonville, SC	3.0	2.5	2168	$2,150	$0.99	1d	1	0.12mi
103 Abbotsford Dr Simpsonville, SC	3.0	2.0	1300	$1,795	$1.38	9d	1	0.71mi
1316 NE Main St Simpsonville, SC	3.0–4.0	2.5	1725	$2,099	$1.22	5d	28	0.79mi
207 Helen St Simpsonville, SC	3.0	2.0	1409	$1,695	$1.20	1d	1	0.80mi
300 Florence Dr Simpsonville, SC	3.0	2.0	1080	$1,495	$1.38	88d	1	0.82mi
202 Newgate Dr Simpsonville, SC	4.0	2.0	1656	$1,795	$1.08	110d	1	0.95mi
103 Jones Ave Unit B Simpsonville, SC	2.0	1.5	1360	$1,700	$1.25	119d	1	1.17mi
826 Stonebriar St Unit 1 Simpsonville, SC	3.0	2.5	2063	$2,295	$1.11	115d	1	1.22mi
722 Elmbrook Dr Unit 1 Simpsonville, SC	3.0	2.5	1552	$1,700	$1.10	6d	1	1.22mi
24 Bay Springs Dr Simpsonville, SC	3.0	2.5	1548	$1,795	$1.16	119d	1	1.23mi
400 Water Garden Pl Unit 1 Simpsonville, SC	3.0	2.5	1959	$2,400	$1.23	9d	1	1.23mi
813 Stonebriar St Simpsonville, SC	3.0	2.5	1550	$1,695	$1.09	99d	1	1.24mi
730 Elmbrook Dr Simpsonville, SC	3.0	2.5	1540	$1,795	$1.17	63d	1	1.25mi
535 Brookwood Point Pl Simpsonville, SC	1.0–2.0	1.0–2.0	969	$1,473	$1.52	0d	15	1.28mi
300 Huntingdale Pl Simpsonville, SC	3.0	2.5	1544	$1,890	$1.22	80d	1	1.32mi
401 Redvalley Ln Simpsonville, SC	2.0	2.0	1294	$1,954	$1.51	0d	2	1.44mi
663 Timber Walk Dr Simpsonville, SC	3.0	2.5	1896	$1,981	$1.04	9d	1	1.44mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers exterior maintenance, lawn maintenance, street lights, trash service and termite contractCommunity amenities include common areas, lighting and lawn maintenance

Exterior

• Parking: Attached 1-car garage with door openerPaved driveway with extra parking pad
• Utilities: Public waterPublic sewerElectric water heaterPublic garbage pickupAttached garage
• Home design: Two-story homeModel: LitchfieldNew construction (approx. 2026)
• Construction: Hardboard siding exteriorArchitectural roofSlab foundationBuilt by DRB Homes
• Exterior features: Front porchPatioTilt-out windowsLevel lot

Interior

• Kitchen: 9 x 10 kitchenDishwasherDisposalBuilt-in microwaveElectric oven / rangeRefrigerator
• Bedrooms: Primary bedroom on second level with double sink, full bath, shower-only and walk-in closetSecond bedroom approximately 14 x 10Third bedroom approximately 14 x 10
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Attic with disappearing stairsCable available9-foot (or higher) smooth ceilingsOpen floor planSmoke detectorWalk-in closetsQuartz countertopsPre-wired for smart systems
• Laundry & utility: Second-floor laundry in closet-style space with electric dryer hookupWasher includedDryer included

Listing history 50 events

1. 2026-09-24
   remarks 699-char remark
2. 2026-09-24
   days on marketlisting id $249,990 Active 146 DOM
3. 2026-09-23
   days on market $249,990 Active 64 DOM
4. 2026-09-22
   days on market $249,990 Active 63 DOM
5. 2026-09-21
   days on market $249,990 Active 62 DOM
6. 2026-09-20
   days on market $249,990 Active 61 DOM
7. 2026-09-19
   days on market $249,990 Active 60 DOM
8. 2026-09-18
   days on market $249,990 Active 59 DOM
9. 2026-09-17
   days on market $249,990 Active 58 DOM
10. 2026-09-16
    days on market $249,990 Active 57 DOM
11. 2026-09-15
    days on market $249,990 Active 56 DOM
12. 2026-09-14
    days on market $249,990 Active 55 DOM
13. 2026-09-13
    days on market $249,990 Active 54 DOM
14. 2026-09-12
    pricedays on market $249,990 Active 53 DOM
15. 2026-09-11
    days on market $258,990 Active 52 DOM
16. 2026-09-06
    days on market $258,990 Active 46 DOM
17. 2026-09-04
    days on market $258,990 Active 45 DOM
18. 2026-09-03
    days on market $258,990 Active 44 DOM
19. 2026-08-31
    days on market $258,990 Active 41 DOM
20. 2026-08-30
    days on market $258,990 Active 40 DOM
21. 2026-08-29
    days on market $258,990 Active 39 DOM
22. 2026-08-28
    days on market $258,990 Active 38 DOM
23. 2026-08-27
    days on market $258,990 Active 37 DOM
24. 2026-08-25
    days on market $258,990 Active 35 DOM
25. 2026-08-24
    days on market $258,990 Active 34 DOM
26. 2026-08-23
    days on market $258,990 Active 33 DOM
27. 2026-08-22
    days on market $258,990 Active 32 DOM
28. 2026-08-21
    pricedays on market $258,990 Active 31 DOM
29. 2026-08-20
    days on market $263,990 Active 30 DOM
30. 2026-08-19
    days on market $263,990 Active 29 DOM
31. 2026-08-18
    days on market $263,990 Active 28 DOM
32. 2026-08-17
    days on market $263,990 Active 27 DOM
33. 2026-08-16
    days on market $263,990 Active 26 DOM
34. 2026-08-15
    days on market $263,990 Active 25 DOM
35. 2026-08-15
    days on market $263,990 Active 24 DOM
36. 2026-08-13
    days on market $263,990 Active 23 DOM
37. 2026-08-12
    days on market $263,990 Active 22 DOM
38. 2026-08-11
    days on market $263,990 Active 21 DOM
39. 2026-08-10
    days on market $263,990 Active 20 DOM
40. 2026-08-09
    days on market $263,990 Active 19 DOM
41. 2026-08-08
    days on market $263,990 Active 18 DOM
42. 2026-08-07
    days on market $263,990 Active 17 DOM
43. 2026-08-06
    days on market $263,990 Active 16 DOM
44. 2026-08-05
    days on market $263,990 Active 15 DOM
45. 2026-08-04
    days on market $263,990 Active 14 DOM
46. 2026-08-03
    days on market $263,990 Active 13 DOM
47. 2026-07-31
    days on market $263,990 Active 10 DOM
48. 2026-07-30
    days on market $263,990 Active 9 DOM
49. 2026-07-30
    days on market $263,990 Active 8 DOM
50. 2026-07-28
    days on market $263,990 Active 7 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: $24,357
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$7,272
• Taxable loss: −$5,816
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $-94/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 · 12 photos

Good 85/100 None rehab

This modern townhouse is in excellent condition with a good condition score of 85. It has a spacious kitchen, well-maintained exterior, and a clean interior. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Simpsonville Elementary C- SC #145/597 Nat'l #11,263/41,679 Middle Hillcrest Middle D+ SC #45/229 Nat'l #4,433/14,009 High Hillcrest High B+ SC #57/196 Nat'l #2,083/17,239

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

A Composite livability gradescore 87/100

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

• Census place: Simpsonville, SC
• County: Greenville County · 574,580 people
• City population: 104,420
• Metro: Greenville-Anderson, SC
• Population (ZIP): 68,650
• Household income: $114,986
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 8% 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: 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%

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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: ▼ -144.64%
• Current HPI: 226.5252
• Rent YoY: ▲ 4.09%
• 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

• HOA & community: Homeowners association presentHOA covers exterior maintenance, lawn maintenance, street lights, trash service and termite contractCommunity amenities include common areas, lighting and lawn maintenance

Exterior

• Parking: Attached 1-car garage with door openerPaved driveway with extra parking pad
• Utilities: Public waterPublic sewerElectric water heaterPublic garbage pickupAttached garage
• Home design: Two-story homeModel: LitchfieldNew construction (approx. 2026)
• Construction: Hardboard siding exteriorArchitectural roofSlab foundationBuilt by DRB Homes
• Exterior features: Front porchPatioTilt-out windowsLevel lot

Interior

• Kitchen: 9 x 10 kitchenDishwasherDisposalBuilt-in microwaveElectric oven / rangeRefrigerator
• Bedrooms: Primary bedroom on second level with double sink, full bath, shower-only and walk-in closetSecond bedroom approximately 14 x 10Third bedroom approximately 14 x 10
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Attic with disappearing stairsCable available9-foot (or higher) smooth ceilingsOpen floor planSmoke detectorWalk-in closetsQuartz countertopsPre-wired for smart systems
• Laundry & utility: Second-floor laundry in closet-style space with electric dryer hookupWasher includedDryer included

Price history

-1.9% since first listed

6 events — show timeline

• 2026-07-21 Listed $263,990 Greater Greenville MLS
• 2026-07-20 Listing Removed — Greater Greenville MLS
• 2026-05-29 Price Changed $263,990 Zillow
• 2026-05-29 Price Changed $263,990 Greater Greenville MLS
• 2026-05-27 Listed $268,990 Greater Greenville MLS
• 2026-05-02 Listed $268,990 Zillow