423 Christiane Way · Mauldin, SC 29607

$245,000

3 bd · 2.5 ba · 1,562 sqft · Townhouse public records · 18 Days on market

Built 2016 Est $269k · 9% under $13/mo HOA · 1% 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 +13.7/30.0
• ARV discount +11.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Townhome in mint condition with New Carpet & New Paint throughout. It is centrally located in a great location just off Woodruff Road that has all the shopping and restaurants you could ask for. This home features 3BR, 2.5 baths + a one car garage. You enter the home into a nice foyer that leads to a large family room with 9ft. ceilings and is ovelooked by a beautiful kitchen with center island, granite counter-tops, custom cabinets and a nice breakfast area. There is also a half bath on the main level and door to the garage plus a nice patio off of the breakfast area. The upstairs features a large master bedroom with full bath, double sink and a walk-in closet. There are two additional nice size bedrooms that share the second bath from the hallway.

Key facts

• Open floor plan
• Tall ceilings
• $13 HOA

Tags

• OPEN FLOOR PLAN
• TALL CEILINGS
• SPACIOUS LIVING AREAS
• GENEROUSLY SIZED BEDROOMS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area insurance and electric, exterior maintenance, lawn maintenance, street lights, and termite contract; Community amenities include common areas, lights, some sidewalks, lawn and landscape maintenance

Exterior

• Parking: Attached 1-car garage with door opener; Paved driveway
• Utilities: Public water; Public sewer; Gas tankless water heater; Public garbage pickup
• Home design: Two-story residential home; Approximately 11–20 years old; Entry level information not specified; Facing direction not specified
• Construction: Architectural roof; Slab foundation
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Vinyl siding

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Electric oven; Built-in microwave
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, tub/shower and walk-in closet (approx. 17 x 13); Second bedroom (approx. 12 x 10); Third bedroom (approx. 12 x 10)
• Flooring: Carpet; Ceramic tile; Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central forced air cooling (electric)
• Interior features: Attic with disappearing stairs; Cable available; 9+ foot ceilings; Ceiling fans; Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closets; Pantry closet
• Laundry & utility: Laundry on 2nd floor with walk-in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $16 ($193/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 $189k (22.9% below list).
• Recommended offer: $189k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% 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: Mauldin Elementary (math 50% / reading 52%, grade C-, #158 of 597 statewide, top 27%, 990 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 soft (-0.1%/yr); 416 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).
• This rent runs 30% of the median local income ($75k/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 18 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $190k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,783 (22.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.77% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $268,664
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Awendaw Way	0.05mi	3/2.5	1,580 (+1%)	24mo	$255,000	$161	76
108 Emerywood Ln	0.13mi	3/2.5	1,476 (-6%)	12mo	$266,000	$180	75
134 Awendaw Way	0.05mi	3/2.5	1,654 (+6%)	17mo	$259,200	$157	74
15 Jaycee Ct	0.14mi	3/2.5	1,743 (+12%)	5mo	$290,000	$166	70
110 Callen Dr	0.58mi	3/2.5	1,688 (+8%)	7mo	$279,000	$165	54
245 Taylor Woods Ct	0.62mi	3/2.5	1,740 (+11%)	2mo	$292,175	$168	51
242 Louisville Dr	0.53mi	3/2.0	1,622 (+4%)	24mo	$355,000	$219	47
124 Callen Dr	0.61mi	3/2.5	1,740 (+11%)	16mo	$299,675	$172	40
233 Taylor Woods Ct	0.59mi	3/2.5	1,740 (+11%)	16mo	$298,550	$172	40
128 Callen Dr	0.62mi	3/2.5	1,740 (+11%)	16mo	$299,500	$172	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-44,314
• Equity at exit: $36,530

10-year hold

• IRR: -18.0%
• Equity multiple: 0.14×
• Total profit: $-59,077
• Equity at exit: $21,183

Cash invested: $68,600 (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 29607

• Rents YoY: -0.1%
• Active inventory: 416
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$102
• HOA: −$13
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $16

Break-even live

Break-even rent $1,867

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $155	-5% $85	+0% $16	+5% $-53	+10% $-123
Rent	-10% $-133	-5% $-58	+0% $16	+5% $91	+10% $165
Rate	-1.0pp $139	-0.5pp $78	base $16	+0.5pp $-47	+1.0pp $-112

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Christiane Way Greenville, SC	3.0	2.5	1565	$1,835	$1.17	25d	1	0.06mi
453 Christiane Way Greenville, SC	3.0	2.5	1567	$1,895	$1.21	21d	1	0.06mi
2 Fairchild Way Greenville, SC	3.0	2.5	2000	$1,975	$0.99	5d	1	0.08mi
21 Jaycee Ct Greenville, SC	3.0	2.5	1700	$1,850	$1.09	25d	1	0.10mi
16 Jaycee Ct Greenville, SC	3.0	2.5	1653	$1,950	$1.18	25d	1	0.12mi
28 Tigris Way Greenville, SC	3.0	2.5	1649	$1,850	$1.12	25d	1	0.36mi
555 New Commerce Ct Greenville, SC	1.0–3.0	1.0–2.0	973	$1,652	$1.70	5d	1	0.59mi
815 E Butler Rd Greenville, SC	1.0–3.0	1.0–2.0	1062	$1,880	$1.77	5d	23	0.60mi
50 Tanner Rd Greenville, SC	3.0	1.0–3.5	1148	$3,130	$2.73	13d	45	0.71mi
20 Clearfield Rd Greenville, SC	3.0	2.0	1407	$1,650	$1.17	16d	1	0.80mi
206 Round Back Way Mauldin, SC	3.0	2.5	1618	$1,800	$1.11	16d	1	0.80mi
212 Round Back Way Mauldin, SC	3.0	2.5	1618	$1,800	$1.11	25d	1	0.81mi
202 Round Back Way Mauldin, SC	3.0	2.5	1600	$1,850	$1.16	16d	1	0.82mi
479 Woodbark Ct Mauldin, SC	3.0	2.5	1796	$1,995	$1.11	5d	1	0.91mi
782 E Butler Rd Mauldin, SC	1.0–3.0	1.0–2.0	1100	$1,579	$1.44	5d	62	0.96mi
130 Eagle Wood Dr Greenville, SC	3.0	2.5	1760	$2,100	$1.19	16d	1	1.00mi
154 Eagle Wood Dr Greenville, SC	3.0	2.5	1745	$1,895	$1.09	13d	1	1.02mi
306 Moonstone Dr Mauldin, SC	2.0	2.5	1400	$1,495	$1.07	25d	1	1.06mi
1312 Alexandrite Ln Mauldin, SC	3.0	2.5	1744	$1,895	$1.09	4d	1	1.15mi
52 Market Point Dr Greenville, SC	1.0–2.0	1.0–2.0	924	$3,016	$3.26	5d	22	1.16mi
263 Hadley Commons Dr Unit 1 Mauldin, SC	3.0	2.5	1794	$1,995	$1.11	5d	1	1.16mi
97 Market Point Dr Greenville, SC	1.0–3.0	1.0–2.0	1011	$1,649	$1.63	5d	31	1.18mi
254 Hadley Commons Dr Unit 1 Mauldin, SC	3.0	2.5	1775	$1,900	$1.07	25d	1	1.18mi
1000 Oak Springs Dr Greenville, SC	2.0	1.0–2.0	855	$1,690	$1.98	5d	16	1.24mi
5 Alkanet Way Greenville, SC	3.0	2.5	1578	$2,195	$1.39	25d	1	1.29mi
11 Alkanet Way Unit 1 Greenville, SC	3.0	2.5	1585	$2,150	$1.36	5d	1	1.30mi
201 Carolina Point Pkwy Greenville, SC	1.0–3.0	1.0–2.0	941	$1,780	$1.89	5d	14	1.31mi
1104 Via Corso Ave Simpsonville, SC	3.0	1.0–2.0	928	$2,570	$2.77	5d	12	1.33mi
2001 Double Creek Pl Greenville, SC	1.0–3.0	1.0–2.0	1033	$2,366	$2.29	4d	11	1.38mi
323 Nettle Ln Greenville, SC	3.0	2.5	1778	$2,400	$1.35	25d	1	1.45mi
15 Tyrian Dr Greenville, SC	3.0	2.5	1812	$2,500	$1.38	5d	1	1.47mi
7 Southpointe Dr Greenville, SC	2.0–3.0	1.5–2.5	1312	$1,605	$1.22	5d	12	1.47mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 13 events

1. 2026-06-22
   days on market $245,000 Active 18 DOM
2. 2026-06-18
   days on market $245,000 Active 15 DOM
3. 2026-06-17
   days on market $245,000 Active 14 DOM
4. 2026-06-16
   days on market $245,000 Active 13 DOM
5. 2026-06-15
   days on market $245,000 Active 12 DOM
6. 2026-06-13
   days on market $245,000 Active 10 DOM
7. 2026-06-13
   days on market $245,000 Active 9 DOM
8. 2026-06-10
   days on market $245,000 Active 7 DOM
9. 2026-06-09
   days on market $245,000 Active 6 DOM
10. 2026-06-08
    days on market $245,000 Active 5 DOM
11. 2026-06-07
    days on market $245,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $245,000 Active 1 DOM

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$492/yr (+$41/mo · 54.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,654
• − Mortgage interest: −$13,724
• − Property taxes: −$905
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$156
• − Depreciation: −$7,127
• Taxable loss: −$4,108
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $1,179/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): 46,209
• Household income: $74,503
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 2001.0

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 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -270.34%
• Current HPI: 255.9665
• Rent YoY: ▼ -0.07%
• 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

+14.7% since first listed

11 events — show timeline

• 2026-06-03 Listed $245,000 Greater Greenville MLS
• 2021-02-26 Sold (MLS) $189,900 Greater Greenville MLS
• 2021-01-13 Contingent — Greater Greenville MLS
• 2020-12-05 Price Changed $189,900 Greater Greenville MLS
• 2020-12-05 Listing Removed — Greater Greenville MLS
• 2020-12-04 Listed $195,500 Greater Greenville MLS
• 2020-11-29 Price Changed $195,500 Greater Greenville MLS
• 2020-11-14 Price Changed $199,900 Greater Greenville MLS
• 2020-10-28 Price Changed $202,000 Greater Greenville MLS
• 2020-09-21 Price Changed $205,000 Greater Greenville MLS
• 2020-08-31 Listed $213,600 Greater Greenville MLS

Property tax history

-12.5%/yr

Latest (2025): $905 · +9.3% YoY. Source: county tax records.