419 Switzer Greenpond Rd · Woodruff, SC 29388

$209,900

3 bd · 2.0 ba · 1,894 sqft · SingleFamily public records · 64 Days on market

Built 1999 1.00 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home to be sold online at auction. 3 BR + office, 2 BA ranch with two large outbuildings. Large great room with fireplace. Kitchen and dining room are adjacent and have a serving island between them. Lots of potential once you renovate this country home. This home will be sold as-is.

Key facts

• 1 acre lot
• Listed 64 days

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Electric water heater; Septic system; Private garbage pickup; No garage
• Home design: Single-story home; Estimated age 21-30 years
• Construction: Vinyl siding exterior; Composition shingle roof; Crawl space foundation; Outbuilding with electricity
• Exterior features: Level lot with some trees; Approximate lot dimensions 153 x 257 x 154 x 254; Approximately 1/2-acre lot

Interior

• Kitchen: Kitchen approx. 13 x 11; Dishwasher; Stand-alone electric range
• Bedrooms: Primary bedroom on main level with full bath, tub/shower, and walk-in closet (approx. 20 x 12); Second bedroom approx. 12 x 11; Third bedroom approx. 12 x 11; Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central forced cooling
• Interior features: Laminate countertops; Wood burning fireplace; Office/Study
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $46 ($551/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 $168k (20.1% below list).
• Recommended offer: $168k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Primary (780 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 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 $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($197k) 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 $167,612 (20.1% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.4

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-31,171
• Equity at exit: $31,297

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-23,708
• Equity at exit: $18,148

Cash invested: $58,772 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $46

Break-even live

Break-even rent $1,618

Max offer price $209,900

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $105	+0% $46	+5% $-14	+10% $-73
Rent	-10% $-87	-5% $-20	+0% $46	+5% $112	+10% $178
Rate	-1.0pp $152	-0.5pp $99	base $46	+0.5pp $-9	+1.0pp $-64

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $209,900 Active 64 DOM
2. 2026-06-17
   days on market $209,900 Active 63 DOM
3. 2026-06-16
   days on market $209,900 Active 62 DOM
4. 2026-06-15
   days on market $209,900 Active 61 DOM
5. 2026-06-13
   days on market $209,900 Active 59 DOM
6. 2026-06-13
   days on market $209,900 Active 58 DOM
7. 2026-06-10
   days on market $209,900 Active 56 DOM
8. 2026-06-09
   days on market $209,900 Active 55 DOM
9. 2026-06-08
   days on market $209,900 Active 54 DOM
10. 2026-06-07
    pricedays on market $209,900 Active 53 DOM
11. 2026-06-03
    days on market $223,600 Active 49 DOM
12. 2026-06-03
    days on market $223,600 Active 48 DOM
13. 2026-06-01
    days on market $223,600 Active 47 DOM
14. 2026-05-31
    days on market $223,600 Active 46 DOM
15. 2026-04-14
    listed $223,600 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: $1,081 · $90/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$116/yr (+$10/mo · 10.7%)

ⓘ 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 ≥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: $20,113
• − Mortgage interest: −$11,758
• − Property taxes: −$1,081
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$6,106
• Taxable loss: −$3,099
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $1,294/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 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

Livability — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

Amenities D+ Commute F Cost of living A+ Crime A Employment F Housing F 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: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 303.0

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 (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

• 2026-04-14 Listed $223,600 Greater Greenville MLS

Property tax history

+4.5%/yr

Latest (2025): $1,081 · +0.9% YoY. Source: county tax records.