35 Tidworth Dr · Greer, SC 29651

$199,000

3 bd · 2.5 ba · 1,280 sqft · SingleFamily public records · 91 Days on market

Built 2022 Good condition 1,306 sqft lot Est $275k · 28% under $117/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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 35 Tidworth! Move in Ready and PRICED TO SELL! A well-maintained 3 bedroom, 2.5 bath townhome located in a convenient area of Greer. This home offers a comfortable layout with plenty of space for everyday living. The main floor features an open living area that flows right into the kitchen, making it easy to cook, relax, or spend time with loved ones. Upstairs you’ll find three spacious bedrooms, including a primary suite and additional storage throughout the home. The home offers a great balance of space while still being easy to maintain. The neighborhood includes sidewalks and walking trails, and the location makes getting around simple. You are just minutes from downtow

Key facts

• Primary suite
• Open living area
• Large island

Tags

• OPEN LIVING AREA
• LARGE ISLAND
• PLENTY OF CABINET SPACE
• PRIMARY SUITE
• SIDEWALKS AND WALKING TRAILS
• CONVENIENT AREA

Property features AI

Finance

• HOA & community: Homeowners association (provides lawn maintenance); Community features include lighting, some sidewalks and a dog park

Exterior

• Parking: Assigned parking for 2 spaces
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Two-story home; Model: Juniper; Built in 2022; Slab foundation; Ryan Homes builder
• Construction: Vinyl siding; Composition shingle roof
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Sidewalk; Some trees; Underground utilities

Interior

• Kitchen: Dishwasher; Built-in microwave; Stand-alone smooth top range; Refrigerator
• Bedrooms: Primary bedroom on 2nd level with full bath and tub/shower; Primary bedroom approx. 12 x 11; Second bedroom approx. 9 x 10; Third bedroom approx. 9 x 10
• Flooring: Carpet; Vinyl; Luxury vinyl tile or plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced air heating; Central electric cooling
• Interior features: Ceiling fans; Smooth ceilings; Open floor plan; Smoke detector; Walk-in closet(s); Laminate countertops
• Laundry & utility: Closet-style laundry with washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (17.7% below list).
• Recommended offer: $164k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in Greer — 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 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute 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: Chandler Creek Elementary (math 39% / reading 34%, grade F, #328 of 597 statewide, top 55%, 914 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 49% district-wide (-12 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 503 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $6k 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 91 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,768 (17.7% 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 91 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.82% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $275,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Clearview Drive Ext	0.38mi	3/2.0	1,163 (-9%)	2mo	$250,000	$215	63
210 Ashmore St	0.34mi	3/1.0	1,200 (-6%)	23mo	$224,500	$187	48

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.26×
• Total profit: $-41,084
• Equity at exit: $29,672

10-year hold

• IRR: -18.9%
• Equity multiple: 0.05×
• Total profit: $-53,112
• Equity at exit: $17,206

Cash invested: $55,720 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 503
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$83
• HOA: −$117
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-104

Break-even live

Break-even rent $1,770

Max offer price $180,603

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-48	+0% $-104	+5% $-160	+10% $-217
Rent	-10% $-234	-5% $-169	+0% $-104	+5% $-39	+10% $25
Rate	-1.0pp $-4	-0.5pp $-54	base $-104	+0.5pp $-156	+1.0pp $-208

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Forthside Way Unit 116 Greer, SC	3.0	2.5	1300	$1,620	$1.25	21d	1	0.08mi
111 Becky Don Dr Greer, SC	2.0	1.0–1.5	1200	$1,220	$1.02	3d	2	0.16mi
111 Becky Don Dr Unit 7 Greer, SC	2.0	1.5	1200	$1,295	$1.08	21d	1	0.19mi
1 Hillington Pl Greer, SC	2.0	2.0	1360	$1,800	$1.32	14d	1	0.24mi
10 Whitfield Way Greer, SC	2.0	2.0	1159	$1,450	$1.25	14d	1	0.26mi
17 Whitfield Way Greer, SC	2.0	2.5	1294	$1,500	$1.16	14d	1	0.29mi
203 Hunthill Rd Unit 203 Greer, SC	3.0	2.5	1400	$1,750	$1.25	14d	1	0.35mi
715 Corley Way Greer, SC	3.0	2.0	1200	$1,900	$1.58	14d	1	0.68mi
1102 W Poinsett St Greer, SC	2.0–3.0	1.0–1.5	1030	$1,325	$1.29	3d	3	0.83mi
112 Morrow St Greer, SC	2.0	1.0	1002	$1,335	$1.33	14d	1	0.99mi
110 Morrow St Greer, SC	2.0	1.0	1000	$1,295	$1.29	24d	1	1.00mi
201 Lancaster Ave Greer, SC	3.0	2.0	1573	$1,750	$1.11	24d	1	1.04mi
711 N Main St Greer, SC	3.0	2.5	1700	$2,250	$1.32	24d	1	1.11mi
2142 Country Club Rd Greer, SC	3.0	2.0	1142	$1,750	$1.53	14d	1	1.13mi
207 Long Grove Ln Greer, SC	4.0	2.5	1801	$1,899	$1.05	3d	1	1.27mi
439 S Buncombe Rd Greer, SC	1.0–3.0	1.0–2.0	1014	$1,634	$1.61	3d	11	1.42mi
313 Hampton Ridge Dr Greer, SC	3.0	2.0	1355	$1,856	$1.37	12d	1	1.46mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 15 events

1. 2026-06-18
   days on market $199,000 Active 91 DOM
2. 2026-06-17
   days on market $199,000 Active 90 DOM
3. 2026-06-16
   days on market $199,000 Active 89 DOM
4. 2026-06-15
   days on market $199,000 Active 88 DOM
5. 2026-06-13
   days on market $199,000 Active 86 DOM
6. 2026-06-13
   days on market $199,000 Active 85 DOM
7. 2026-06-10
   days on market $199,000 Active 83 DOM
8. 2026-06-09
   days on market $199,000 Active 82 DOM
9. 2026-06-08
   days on market $199,000 Active 81 DOM
10. 2026-06-07
    days on market $199,000 Active 80 DOM
11. 2026-06-03
    days on market $199,000 Active 76 DOM
12. 2026-06-03
    days on market $199,000 Active 75 DOM
13. 2026-06-01
    days on market $199,000 Active 74 DOM
14. 2026-05-31
    days on market $199,000 Active 73 DOM
15. 2026-03-19
    listed $199,000 Active

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,652
• − Mortgage interest: −$11,147
• − Property taxes: −$1,853
• − Insurance: −$995
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$1,404
• − Depreciation: −$5,789
• Taxable loss: −$4,680
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $-126/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 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2.5-bath townhome is move-in ready and priced to sell. The home offers a comfortable layout with plenty of space for everyday living and is located in a convenient area of Greer.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Resale Replace the carpet in the living room — Replacing the carpet can improve the living room's appearance and increase the home's value.
• Resale Replace the kitchen countertops — Replacing the kitchen countertops can improve the kitchen's appearance and increase the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Resale Replace the carpet in the living room — Replacing the carpet can improve the living room's appearance and increase the home's value. ↑
• Resale Replace the kitchen countertops — Replacing the kitchen countertops can improve the kitchen's appearance and increase the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 573,815 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 720.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• 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

• 2026-03-19 Listed $199,000 Greater Greenville MLS

Property tax history

+9.4%/yr

Latest (2025): $1,853 · -0.9% YoY. Source: county tax records.