128 Goodjoin Rd · Campobello, SC 29356

$179,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 251 Days on market

Built 1992 1.10 ac lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming house, full of potential, waiting to be your new home or your next investment. This home is a blank solid, blank slate awaiting your creativity. Has a metal roof, large kitchen, and a spacious feel, situated on a little over an acre lot in a peaceful, rural setting. This home is 9 minutes from Landrum, and 21 miles from downtown Spartanburg providing an easy commute. Priced affordably, this opportunity will not last long.

Key facts

• Metal roof
• Easy commute
• Large kitchen

Tags

• METAL ROOF
• LARGE KITCHEN
• ACRE LOT
• RURAL SETTING
• EASY COMMUTE

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Single family residence; One story
• Construction: Block construction; Slab foundation; Metal roof; Approximately 960 above-grade finished square feet
• Exterior features: Porch (screened and enclosed)

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Window treatments; Carpet and hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $73 ($874/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 $154k (14.5% below list).
• Recommended offer: $154k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Campobello — 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 62/100 on livability (#191 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, amenities F, commute F.
• Spartanburg 01 (rural): math 44% / reading 53% proficiency, ranked #14 of 80 in SC (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Campobello-Gramling School (math 55% / reading 53%, grade C, #132 of 597 statewide, top 23%, 814 students, 61% FRL); Landrum High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 557 students, 49% FRL).
• Zoned-school proficiency averages 60% at this address vs 48% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Spartanburg 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 264 active listings in the ZIP; 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 251 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,793 (14.5% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-24,553
• Equity at exit: $26,824

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-15,566
• Equity at exit: $15,554

Cash invested: $50,372 (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 29356

• Home prices YoY: -32.6%
• Active inventory: 264
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $73

Break-even live

Break-even rent $1,446

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $175	-5% $124	+0% $73	+5% $22	+10% $-29
Rent	-10% $-49	-5% $12	+0% $73	+5% $134	+10% $194
Rate	-1.0pp $163	-0.5pp $119	base $73	+0.5pp $26	+1.0pp $-21

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $179,900 Active 251 DOM
2. 2026-06-17
   days on market $179,900 Active 250 DOM
3. 2026-06-16
   days on market $179,900 Active 249 DOM
4. 2026-06-15
   days on market $179,900 Active 248 DOM
5. 2026-06-13
   days on market $179,900 Active 246 DOM
6. 2026-06-10
   days on market $179,900 Active 243 DOM
7. 2026-06-09
   days on market $179,900 Active 242 DOM
8. 2026-06-08
   days on market $179,900 Active 241 DOM
9. 2026-06-07
   days on market $179,900 Active 240 DOM
10. 2026-06-03
    days on market $179,900 Active 236 DOM
11. 2026-06-03
    days on market $179,900 Active 235 DOM
12. 2026-06-01
    days on market $179,900 Active 234 DOM
13. 2026-05-31
    days on market $179,900 Active 233 DOM
14. 2025-11-22
    price $179,900
15. 2025-10-10
    listed $189,900 Active
16. 2025-05-29
    soldstatus $150,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,455
• − Mortgage interest: −$10,077
• − Property taxes: −$1,485
• − Insurance: −$900
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$5,233
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,400/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 01
• NCES district ID: 4503480
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $44,612
• Composite: 41.0/100
• National rank: #3590
• State rank: #14 of 80 in SC

Livability — Campobello

• Score: 62/100
• State rank: #191
• US rank: #16537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,782

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: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 5% Serbian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -113.85%
• Current HPI: 234.9521
• Rent YoY: —
• Metro: —
• 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

+19.9% since first listed

3 events — show timeline

• 2025-11-22 Price Changed $179,900 SPMLS
• 2025-10-10 Listed $189,900 SPMLS
• 2025-05-29 Sold (Public Records) $150,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,485 · +11.4% YoY. Source: county tax records.