949 Atlanta · Arkwright, SC 29306

$89,995

3 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 37 Days on market

Built 2024 Good condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort, style, and convenience in this stunning 2024 Fleetwood Economy & acirc; & euro; & rdquo; a beautifully appointed 3 bedroom, 2 bathroom home offering 1,140 square feet of inviting living space. Step inside and fall in love with the stylish kitchen, featuring sleek stainless steel appliances, a charming farm sink, and a gooseneck spring faucet that& apos; s as functional as it is eye-catching & acirc; & euro; & rdquo; perfect for everything from weekday meal prep to weekend entertaining. The cabinets are finished in a rich black currant tone, adding a touch of modern elegance throughout the space. Energy Star-rated appliance

Key facts

• Dishwasher
• Stylish kitchen
• Farm sink

Tags

• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• FARM SINK
• GOOSENECK SPRING FAUCET
• ENERGY STAR-RATED APPLIANCES
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Spartanburg 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 234 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 36% of the median local income ($41k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,295 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.46% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,608
• Equity at exit: $13,419

10-year hold

• IRR: 19.2%
• Equity multiple: 2.64×
• Total profit: $41,237
• Equity at exit: $7,781

Cash invested: $25,199 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 234
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $370

Break-even live

Break-even rent $787

Max offer price $89,995

Occupancy floor 66%

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Crescent Ave Unit 1 Spartanburg, SC	2.0	1.0	819	$1,000	$1.22	21d	1	0.55mi
300 Amherst Dr Spartanburg, SC	2.0	1.0	763	$975	$1.28	13d	1	0.56mi
522 Pennwood Dr Spartanburg, SC	3.0	1.0	1153	$1,400	$1.21	21d	1	0.70mi
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	21d	1	0.75mi
116 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	21d	1	1.03mi
118 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	21d	1	1.06mi
180 S Pine Lake Dr Spartanburg, SC	1.0–3.0	1.0	796	$999	$1.25	13d	3	1.12mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	21d	1	1.18mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	21d	1	1.31mi
106 Kensington Dr Apt 308 Spartanburg, SC	2.0	1.0	912	$1,029	$1.13	13d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $89,995 Active 37 DOM
2. 2026-06-17
   days on market $89,995 Active 36 DOM
3. 2026-06-16
   days on market $89,995 Active 35 DOM
4. 2026-06-15
   days on market $89,995 Active 34 DOM
5. 2026-06-14
   days on market $89,995 Active 32 DOM
6. 2026-06-13
   days on market $89,995 Active 31 DOM
7. 2026-06-10
   days on market $89,995 Active 29 DOM
8. 2026-06-09
   days on market $89,995 Active 28 DOM
9. 2026-06-08
   days on market $89,995 Active 27 DOM
10. 2026-06-07
    days on market $89,995 Active 26 DOM
11. 2026-06-02
    days on market $89,995 Active 21 DOM
12. 2026-06-01
    days on market $89,995 Active 20 DOM
13. 2026-05-31
    days on market $89,995 Active 19 DOM
14. 2026-05-30
    days on market $89,995 Active 18 DOM
15. 2026-05-12
    listed $89,995 Active

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,073
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,618
• Taxable income: $3,202
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,676/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2024 Fleetwood Economy manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with minor cosmetic improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to potential buyers.
• Both Adding a smart home system — Improves convenience and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to potential buyers. ↑
• Both Adding a smart home system — Improves convenience and adds value for both resale and rental. ↑

ⓘ 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: Spartanburg 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 of 80 in SC

Livability — Arkwright

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Arkwright, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 16,714
• Household income: $41,356
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1064.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -90.67%
• Current HPI: 213.1266
• Rent YoY: ▲ 3.46%
• 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

1 event — show timeline

• 2026-05-12 Listed $89,995 FSBO.com