Bentcreek II B Plan · Duncan, SC 29334

$304,900

5 bd · 3.0 ba · 2,225 sqft · SingleFamily · 867 Days on market

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 867 days

Property features AI

Finance

• Other: Address: Duncan, SC 29334
• Financial info: List price $304,900

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Plan: Bentcreek II B; New construction plan
• Exterior features: Living area approximately 2,225

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Virtual tour available

🏗️ New construction. The $304,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,275.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-49 ($-585/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (13.3% below list).
• Recommended offer: $264k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% in Duncan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#78 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D+, employment D.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 39% of the median local income ($81k/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 $9k 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

• It's been on market 867 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

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 $264,372 (13.3% 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. It's been on market 867 days. Have you received any prior offers? Is the seller open to a 13% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $309,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Silverbend Trl	0.19mi	5/3.0	2,225 (0%)	9mo	$323,300	$145	84
1123 Silverbend Trl	0.20mi	5/3.0	2,265 (+2%)	16mo	$294,900	$130	75
624 S Morningwood Ln	0.37mi	4/2.5 (-1)	2,211 (-1%)	6mo	$300,000	$136	70
315 Rice Planters Ln	0.46mi	4/2.5 (-1)	2,115 (-5%)	14mo	$270,000	$128	52
118 Moonshadow Ct	0.33mi	4/2.5 (-1)	1,897 (-15%)	3mo	$294,000	$155	51
109 Prairie Wolf Run	0.62mi	4/2.5 (-1)	2,272 (+2%)	14mo	$310,000	$136	49
213 Golden Bear Walk	0.71mi	4/2.5 (-1)	2,085 (-6%)	1mo	$302,000	$145	48
618 S Windowpane Way	0.62mi	4/2.5 (-1)	2,308 (+4%)	12mo	$321,000	$139	47
205 S Musgrove Ln	0.57mi	4/2.0 (-1)	2,304 (+4%)	15mo	$290,000	$126	46
633 S Morningwood Ln	0.40mi	4/2.5 (-1)	1,983 (-11%)	14mo	$298,000	$150	45
812 Redmill Ln	0.47mi	4/3.0 (-1)	2,434 (+9%)	18mo	$377,500	$155	42
710 Thistlewood Dr	0.49mi	4/2.5 (-1)	2,450 (+10%)	17mo	$321,000	$131	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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-57,063
• Equity at exit: $46,114

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-68,983
• Equity at exit: $26,740

Cash invested: $86,597 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 144
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,644 medium
• Mortgage (P&I): −$1,622
• Tax est. 1.5%: −$387 /mo · $4,639/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-49

Break-even live

Break-even rent $2,705

Max offer price $302,215

Occupancy floor 97%

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: $77,319
• Closing costs: $9,278
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Silverbend Trl Duncan, SC	4.0	2.5	1875	$2,050	$1.09	13d	1	0.22mi
1016 Summerlin Trl Duncan, SC	4.0	2.0	2175	$2,045	$0.94	21d	1	0.54mi

Listing history 14 events

1. 2026-06-18
   days on market $304,900 Active 867 DOM
2. 2026-06-17
   days on market $304,900 Active 866 DOM
3. 2026-06-16
   days on market $304,900 Active 865 DOM
4. 2026-06-15
   days on market $304,900 Active 864 DOM
5. 2026-06-14
   days on market $304,900 Active 862 DOM
6. 2026-06-13
   days on market $304,900 Active 861 DOM
7. 2026-06-10
   days on market $304,900 Active 859 DOM
8. 2026-06-09
   days on market $304,900 Active 858 DOM
9. 2026-06-08
   days on market $304,900 Active 857 DOM
10. 2026-06-07
    days on market $304,900 Active 856 DOM
11. 2026-06-02
    days on market $304,900 Active 851 DOM
12. 2026-06-01
    days on market $304,900 Active 850 DOM
13. 2026-05-31
    days on market $304,900 Active 849 DOM
14. 2026-05-30
    days on market $304,900 Active 848 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $31,725
• − Mortgage interest: −$17,324
• − Property taxes: −$4,639
• − Insurance: −$1,546
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$8,997
• Taxable loss: −$5,858
• Est. tax savings @ 24.0%: +$1,406
• After-tax cash flow: $820/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: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Duncan

• Score: 68/100
• State rank: #78
• US rank: #9099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 18,575
• Metro: Spartanburg, SC
• Population (ZIP): 18,575
• Household income: $81,413
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 300.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -63.74%
• Current HPI: 230.2483
• Rent YoY: ▲ 1.52%
• Metro: Spartanburg, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B