115 Cooley St · Duncan, SC 29334

$137,334

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 88 Days on market

Built 1960 9,583 sqft lot ↓ 23% since listing

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT! INVESTOR OPPORTUNITY 115 Cooley Street - Bungalow nestled in the heart of DUNCAN, SC. With just under 1,000 sq feet, this efficient 3 bed, 2 bath home is perfect for those seeking convenience to I-85 in Spartanburg County. FRESH PAINT with ORIGINAL HARDWOODS and lots of windows. FENCED YARD helps to keep the kids and pets safe. Convenient walking distance to nearby schools, a gym, and restaurants. Plus, you're just a short walk away from the excitement of Byrnes High School sports. Selling "As-Is, Where-Is" AWARD WINNING SPARTANBURG DISTRICT 5 schools and every convenience nearby - schedule your showing today!

Key facts

• Fenced yard
• 9,583 sq ft lot
• Built 1960

Tags

• FENCED YARD
• WALKING DISTANCE TO A GYM

Property features AI

Finance

• Other: Lead based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Paved driveway; No garage
• Utilities: Public water; Electric water heater; Septic sewer; Public garbage pickup
• Home design: Single-story home; Built in 1960; Attic storage; Crawl space foundation
• Construction: Wood exterior; Composition shingle roof
• Exterior features: Deck; Tilt-out windows; Fenced yard; Gently sloped lot with some trees

Interior

• Kitchen: 12 x 11 kitchen; Microwave; Refrigerator; Electric cooktop
• Bedrooms: 3 bedrooms on main level; Primary bedroom with shower (9 x 12); Second bedroom 12 x 10; Third bedroom 11 x 10
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Natural gas heating; Central forced air cooling (electric)
• Interior features: Cable available; Smooth ceilings; Smoke detector; Split floor plan; Laminate countertops; No fireplace
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $129k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.8% in Duncan — 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 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: crime D+, employment D, amenities 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.
• Zoned schools: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL) — zoned schools average 100% FRL vs 39% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Spartanburg 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 144 active listings in the ZIP; 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 $950 of loan paydown is wiped out by about $4k 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 88 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $34k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $129,093 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-13,943
• Equity at exit: $20,477

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-7,068
• Equity at exit: $11,874

Cash invested: $38,454 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$720
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $163

Break-even live

Break-even rent $1,247

Max offer price $137,334

Occupancy floor 84%

Sensitivity live

Price	-10% $241	-5% $202	+0% $163	+5% $124	+10% $86
Rent	-10% $48	-5% $106	+0% $163	+5% $221	+10% $278
Rate	-1.0pp $232	-0.5pp $198	base $163	+0.5pp $128	+1.0pp $92

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: $34,334
• Closing costs: $4,120
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-14
   statusdays on market $137,334 Pending 88 DOM
2. 2026-06-13
   days on market $137,334 Active 87 DOM
3. 2026-06-10
   days on market $137,334 Active 85 DOM
4. 2026-06-09
   days on market $137,334 Active 84 DOM
5. 2026-06-08
   days on market $137,334 Active 83 DOM
6. 2026-06-07
   days on market $137,334 Active 82 DOM
7. 2026-06-02
   days on market $137,334 Active 77 DOM
8. 2026-06-01
   days on market $137,334 Active 76 DOM
9. 2026-05-31
   days on market $137,334 Active 75 DOM
10. 2026-05-30
    days on market $137,334 Active 74 DOM
11. 2026-05-12
    price $137,334
12. 2026-05-01
    price $143,334
13. 2026-04-26
    price $149,334
14. 2026-04-08
    price $154,334
15. 2026-03-26
    price $159,334
16. 2026-03-17
    listed $171,334 Active
17. 2023-12-26
    historical
18. 2023-12-07
    price $179,334
19. 2023-12-07
    listed $179,331 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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 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: $17,446
• − Mortgage interest: −$7,693
• − Property taxes: −$2,494
• − Insurance: −$687
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,995
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,011/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

• Census place: Duncan, SC
• County: Spartanburg County · 258,607 people
• City population: 28,009
• 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

Price history

-23.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $137,334 Greater Greenville MLS
• 2026-05-01 Price Changed $143,334 Greater Greenville MLS
• 2026-04-26 Price Changed $149,334 Greater Greenville MLS
• 2026-04-08 Price Changed $154,334 Greater Greenville MLS
• 2026-03-26 Price Changed $159,334 Greater Greenville MLS
• 2026-03-17 Listed $171,334 Greater Greenville MLS
• 2023-12-26 Listing Removed — Greater Greenville MLS
• 2023-12-07 Price Changed $179,334 Greater Greenville MLS
• 2023-12-07 Listed $179,331 Greater Greenville MLS

Property tax history

+16.4%/yr

Latest (2025): $2,494 · +1.0% YoY. Source: county tax records.