808 W Fleming Farm Dr Dr · Campobello, SC 29349

$219,000

4 bd · 2.0 ba · 1,590 sqft · Land · 21 Days on market

Built 2002 1.08 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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located between Inman and Lyman, this nice country home comes with a large lot (fenced in back) with great views. It's in a good school district, on a quite dead-end street.    All bedrooms have new carpet. The bathrooms have new tubs, sinks, vanities, faucets, lights, and laminate floors. The Master Bedroom has a large walk-in closet, with a smaller linen closet located in the Master Bathroom. It also comes with a large laundry room with washer and dryer hookups. New decks allow for outdoor living at its best. Owner financing may be available with 20% down. Make your appointment today; this one will not last long.

Key facts

• New carpet
• Large lot
• New tubs

Tags

• LARGE LOT
• FENCED IN BACK
• GREAT VIEWS
• QUIET DEAD-END STREET
• NEW CARPET
• NEW TUBS

Property features AI

Exterior

• Parking: Paved parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Cable available
• Home design: Residential mobile home; Double wide; One-level
• Construction: Vinyl siding; Built as a manufactured/mobile home
• Exterior features: Deck; Porch; Outbuilding; Sloped lot; Wooded lot

Interior

• Kitchen: Range; Electric oven; Free-standing range; Range hood
• Flooring: Carpet; Laminate; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Electric cooling
• Interior features: Pantry; Walk-in closets; Cathedral ceilings; Laminate countertops; Open floor plan; Fireplace
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $219k.

Deal economics

• At list price, monthly cash flow is $-2 ($-29/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (12.7% below list).
• Recommended offer: $191k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Holly Springs-Motlow Elementary (math 46% / reading 52%, grade D, #187 of 597 statewide, top 32%, 534 students, 69% FRL); Chapman High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,046 students, 59% FRL) — zoned schools average 64% FRL vs 45% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 693 active listings in the ZIP; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/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 $7k 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 21 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $219k implies a 447% gain — meaningful room to come down on a strong offer.

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 $191,272 (12.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-37,913
• Equity at exit: $32,654

10-year hold

• IRR: -12.3%
• Equity multiple: 0.31×
• Total profit: $-42,309
• Equity at exit: $18,935

Cash invested: $61,320 (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 29349

• Home prices YoY: -31.8%
• Rents YoY: 1.8%
• Active inventory: 693
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-2

Break-even live

Break-even rent $1,916

Max offer price $218,651

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $73	+0% $-2	+5% $-78	+10% $-154
Rent	-10% $-154	-5% $-78	+0% $-2	+5% $73	+10% $149
Rate	-1.0pp $108	-0.5pp $53	base $-2	+0.5pp $-59	+1.0pp $-117

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $219,000 Pending 21 DOM
2. 2026-06-10
   days on market $219,000 Active 19 DOM
3. 2026-06-09
   days on market $219,000 Active 18 DOM
4. 2026-06-08
   days on market $219,000 Active 17 DOM
5. 2026-06-07
   days on market $219,000 Active 16 DOM
6. 2026-06-03
   days on market $219,000 Active 12 DOM
7. 2026-06-03
   days on market $219,000 Active 11 DOM
8. 2026-06-01
   days on market $219,000 Active 10 DOM
9. 2026-05-31
   days on market $219,000 Active 9 DOM
10. 2026-05-22
    listed $219,000 Active
11. 2025-11-14
    soldstatus $40,000
12. 2006-10-19
    soldstatus $45,000
13. 2006-07-18
    listed $52,000
14. 2002-01-01
    soldstatus $23,500

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,953
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$6,371
• Taxable loss: −$3,738
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $868/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

• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 39,083
• Household income: $76,168
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 271.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Subsaharan African 6% Serbian 3% Scotch-Irish 3%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Asian/Pacific 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: ▼ -113.67%
• Current HPI: 244.0359
• Rent YoY: ▲ 1.79%
• 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

+831.9% since first listed

5 events — show timeline

• 2026-05-22 Listed $219,000 SPMLS
• 2025-11-14 Sold (Public Records) $40,000 Public Records
• 2006-10-19 Sold (MLS) $45,000 SPMLS
• 2006-07-18 Listed $52,000 SPMLS
• 2002-01-01 Sold (Public Records) $23,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $199 · +1.1% YoY. Source: county tax records.