314 E Celestial Dr · Greer, SC 29651

$249,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 14 Days on market

Built 1990 0.28 ac lot Est $269k · 8% under

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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 +12.8/30.0
• ARV discount +10.9/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home in Greer! Situated above the road, this home has a fantastic lot with coy pond and palmetto trees in the front! The backyard is equally as nice with stone patio and full wood fencing! Plenty of privacy and completely level! Inside, you will be immediately greeted by a show stopping wood burning fireplace with substantial mantle! Lights flank each side of the fireplace for an extra cozy, ambient glow! Just off the living room is a very large formal dining room. The main living spaces all have crown molding. The extra large kitchen has modern, stainless steel appliances. The seller just spent $2200 on the french door, double drawer refrigerator. The laundry closet is located in the kitchen for easy access. All bedrooms are centrally located to each other. The master bedroom is at the rear of the home with double closets and a private bath room. One of the secondary bedrooms has a parquet floor, but the rest of the home has carpet. Per seller, there is terra cotta tile under all the carpet. A single car garage will provide extra storage, and a walk door will lead you into the back yard from the garage. So much to love! All in the heart of a well established Greer neighborhood! No Home Owners Association fees!

Key facts

• Koi pond
• Storage shed
• Greenhouse

Tags

• FULLY FENCED BACKYARD
• GREENHOUSE
• FENCED VEGETABLE GARDEN
• KOI POND
• STORAGE SHED
• ESTABLISHED LANDSCAPING

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage with door opener and yard door; Paved concrete driveway
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup
• Home design: Single-story residential home; Built around 1990
• Construction: Composition shingle roof; Slab foundation; Storage in garage and an outbuilding
• Exterior features: Front porch; Patio; Fenced yard; Level lot with some trees; Vinyl/aluminum trim; Vinyl siding

Interior

• Kitchen: Kitchen (approx. 13 x 14); Dishwasher; Disposal; Built-in microwave; Stand-alone smooth-top range; Refrigerator
• Bedrooms: Primary bedroom on main level with full bath and tub/shower (approx. 14 x 14); Second bedroom (approx. 10 x 10); Third bedroom (approx. 12 x 10)
• Flooring: Ceramic tile flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Attic with disappearing stairs; Ceiling fans; Blown ceiling insulation; Laminate countertops; Wood-burning masonry fireplace
• Laundry & utility: Main-level closet-style laundry; Washer and dryer included (dryer electric hookup)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-24 ($-285/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (25.3% below list).
• Recommended offer: $186k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Crestview Elementary (math 42% / reading 44%, grade F, #250 of 597 statewide, top 42%, 654 students, 86% FRL) — zoned schools average 86% FRL vs 42% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 503 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 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 $7k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 $134k; list at $249k implies a 86% gain — meaningful room to come down on a strong offer.

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 $186,095 (25.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $269,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 E Celestial Dr	0.03mi	3/2.0	1,360 (0%)	14mo	$269,000	$198	87
308 E Celestial Dr	0.05mi	3/2.0	1,297 (-5%)	9mo	$280,000	$216	82
337 E Celestial Dr	0.18mi	3/2.0	1,319 (-3%)	7mo	$295,000	$224	81
107 Apollo Ave	0.11mi	3/2.0	1,392 (+2%)	13mo	$274,900	$197	80
207 E Celestial Dr	0.17mi	3/2.0	1,259 (-7%)	1mo	$270,000	$214	79
338 E Celestial Dr	0.20mi	3/2.0	1,415 (+4%)	12mo	$270,000	$191	74
134 W Celestial Dr	0.31mi	3/2.0	1,284 (-6%)	7mo	$255,000	$199	71
130 Saturn Ln	0.24mi	3/2.0	1,426 (+5%)	14mo	$270,000	$189	69
239 Milky Way	0.54mi	3/2.0	1,369 (+1%)	11mo	$240,000	$175	65
128 W Celestial Dr	0.29mi	4/2.0 (+1)	1,440 (+6%)	18mo	$245,000	$170	57
101 Beauregard Ct	0.51mi	3/2.0	1,238 (-9%)	10mo	$247,000	$200	53

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-44,523
• Equity at exit: $37,127

10-year hold

• IRR: -13.4%
• Equity multiple: 0.26×
• Total profit: $-51,345
• Equity at exit: $21,529

Cash invested: $69,720 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-24

Break-even live

Break-even rent $1,891

Max offer price $244,801

Occupancy floor 96%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Hampton Ridge Dr Greer, SC	3.0	2.0	1355	$1,856	$1.37	12d	1	0.40mi
2200 Racing Rd Greer, SC	2.0	1.0–2.0	1324	$1,660	$1.25	3d	4	0.66mi
2142 Country Club Rd Greer, SC	3.0	2.0	1142	$1,750	$1.53	14d	1	0.75mi
236 Sunriff Ct Unit 236 Greer, SC	3.0	2.5	1430	$1,700	$1.19	12d	1	1.00mi
201 Sunriff Ct Greer, SC	3.0	2.5	1429	$1,700	$1.19	12d	1	1.07mi
628 Arlington Rd Greer, SC	3.0	2.0	1127	$1,750	$1.55	24d	1	1.22mi
711 N Main St Greer, SC	3.0	2.5	1700	$2,250	$1.32	24d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $249,000 Active 14 DOM
2. 2026-06-17
   days on market $249,000 Active 13 DOM
3. 2026-06-16
   days on market $249,000 Active 12 DOM
4. 2026-06-15
   statusdays on market $249,000 Active 11 DOM
5. 2026-06-13
   days on market $249,000 Contingency Contract 9 DOM
6. 2026-06-13
   days on market $249,000 Contingency Contract 8 DOM
7. 2026-06-10
   days on market $249,000 Contingency Contract 6 DOM
8. 2026-06-09
   days on market $249,000 Contingency Contract 5 DOM
9. 2026-06-08
   days on market $249,000 Contingency Contract 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $249,000 Contingency Contract 3 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: $1,013 · $84/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$407/yr (+$34/mo · 40.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,331
• − Mortgage interest: −$13,948
• − Property taxes: −$1,013
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$7,244
• Taxable loss: −$4,691
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $841/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 — 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

• 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 (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

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 · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

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

+280.2% since first listed

21 events — show timeline

• 2026-06-05 Contingent — Greater Greenville MLS
• 2026-06-04 Listed $249,000 Greater Greenville MLS
• 2018-02-09 Sold (Public Records) $133,900 Public Records
• 2018-02-09 Sold (MLS) $133,900 Greater Greenville MLS
• 2018-02-09 Sold (MLS) $133,900 SPMLS
• 2018-01-14 Contingent — Greater Greenville MLS
• 2018-01-14 Contingent — SPMLS
• 2018-01-09 Relisted — SPMLS
• 2018-01-09 Relisted — Greater Greenville MLS
• 2018-01-08 Contingent — Greater Greenville MLS
• 2018-01-08 Contingent — SPMLS
• 2018-01-04 Price Changed $135,900 SPMLS
• 2018-01-04 Price Changed $135,900 Greater Greenville MLS
• 2018-01-03 Relisted — SPMLS
• 2018-01-03 Relisted — Greater Greenville MLS
• 2017-12-01 Contingent — SPMLS
• 2017-12-01 Contingent — Greater Greenville MLS
• 2017-11-28 Listed $134,900 Greater Greenville MLS
• 2017-11-28 Listed $134,900 SPMLS
• 2001-03-01 Sold (Public Records) $98,940 Public Records
• 1990-12-01 Sold (Public Records) $65,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,013 · -0.5% YoY. Source: county tax records.