13 Heritage Ct · Spartanburg, SC 29307

$149,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 52 Days on market

Built 1972 10,454 sqft 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready 3-bedroom, 1-bathroom home has been fully renovated with fresh paint inside and out. The interior features brand-new flooring and a modern kitchen complete with new stainless steel appliances. Equipped with a new AC system and quality upgrades throughout, this Spartanburg residence is perfectly prepared for immediate occupancy.

Key facts

• Fully renovated
• Brand-new flooring
• Quality upgrades

Tags

• FULLY RENOVATED
• BRAND-NEW FLOORING
• MODERN KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• NEW AC SYSTEM
• QUALITY UPGRADES

Property features AI

Finance

• Other: Directions available: From Downtown Spartanburg take US-29 North (East Main Street), continue ~3 miles, Right on Cherry Hill Road, follow ~1 mile, Right on Heritage Hills Drive, then first Left onto Heritage
• Financial info: Annual tax amount approximately $2,152
• HOA & community: HOA details not provided

Exterior

• Parking: 2-car garage
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Single-family residence; Residential property; One story
• Construction: Built area above grade approximately 912; Construction details not provided; Year built not provided
• Exterior features: Lot in Lakeview Manor subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms info not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: One-level living
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $49 ($586/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 $136k (9.1% below list).
• Recommended offer: $136k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Spartanburg — 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 76/100 on livability (#24 in SC, #3,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Spartanburg 03 (suburban): math 39% / reading 49% proficiency, ranked #28 of 80 in SC (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cannons Elementary (math 52% / reading 42%, grade D-, #209 of 597 statewide, top 36%, 393 students, 100% FRL); Clifdale Middle (695 students, 78% FRL); Broome High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 825 students, 68% FRL) — zoned schools average 82% FRL vs 57% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 276 active listings in the ZIP; 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 $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 52 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

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 $136,300 (9.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-24,325
• Equity at exit: $22,351

10-year hold

• IRR: -13.5%
• Equity multiple: 0.30×
• Total profit: $-29,487
• Equity at exit: $12,961

Cash invested: $41,972 (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 29307

• Home prices YoY: -17.7%
• Rents YoY: 0.6%
• Active inventory: 276
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $49

Break-even live

Break-even rent $1,301

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $134	-5% $91	+0% $49	+5% $6	+10% $-36
Rent	-10% $-59	-5% $-5	+0% $49	+5% $103	+10% $157
Rate	-1.0pp $124	-0.5pp $87	base $49	+0.5pp $10	+1.0pp $-29

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $149,900 Active 52 DOM
2. 2026-06-18
   days on market $149,900 Active 49 DOM
3. 2026-06-17
   days on market $149,900 Active 48 DOM
4. 2026-06-16
   days on market $149,900 Active 47 DOM
5. 2026-06-15
   days on market $149,900 Active 46 DOM
6. 2026-06-14
   days on market $149,900 Active 44 DOM
7. 2026-06-13
   pricedays on market $149,900 Active 43 DOM
8. 2026-06-10
   days on market $159,900 Active 41 DOM
9. 2026-06-09
   days on market $159,900 Active 40 DOM
10. 2026-06-08
    days on market $159,900 Active 39 DOM
11. 2026-06-07
    days on market $159,900 Active 38 DOM
12. 2026-06-05
    days on market $159,900 Active 35 DOM
13. 2026-06-03
    days on market $159,900 Active 34 DOM
14. 2026-06-02
    days on market $159,900 Active 33 DOM
15. 2026-06-01
    days on market $159,900 Active 32 DOM
16. 2026-05-31
    days on market $159,900 Active 31 DOM
17. 2026-05-30
    days on market $159,900 Active 30 DOM
18. 2026-05-21
    price $159,900
19. 2026-04-30
    listed $169,900 Active
20. 2022-12-03
    historical
21. 2022-11-26
    price $159,000
22. 2022-11-10
    price $165,000
23. 2022-10-17
    price $170,000
24. 2022-10-17
    status Active
25. 2022-08-25
    historical
26. 2022-07-28
    listed $139,000 Active
27. 2022-07-11
    soldstatus $80,000
28. 2004-12-07
    soldstatus $26,500
29. 1994-01-01
    soldstatus $79,000

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $2,152 · $179/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,356
• − Mortgage interest: −$8,397
• − Property taxes: −$2,152
• − Insurance: −$750
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,361
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,047/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 03
• NCES district ID: 4503540
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $36,898
• Composite: 36.52/100
• National rank: #4645
• State rank: #28 of 80 in SC

Livability — Spartanburg

• Score: 76/100
• State rank: #24
• US rank: #3679

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ 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: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 19,115
• Household income: $65,850
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 438.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 4% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -52.58%
• Current HPI: 244.9855
• Rent YoY: ▲ 0.64%
• 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

+102.4% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $159,900 SPMLS
• 2026-04-30 Listed $169,900 SPMLS
• 2022-12-03 Listing Removed — Greater Greenville MLS
• 2022-11-26 Price Changed $159,000 Greater Greenville MLS
• 2022-11-10 Price Changed $165,000 Greater Greenville MLS
• 2022-10-17 Price Changed $170,000 Greater Greenville MLS
• 2022-10-17 Relisted — Greater Greenville MLS
• 2022-08-25 Listing Removed — Greater Greenville MLS
• 2022-07-28 Listed $139,000 Greater Greenville MLS
• 2022-07-11 Sold (Public Records) $80,000 Public Records
• 2004-12-07 Sold (Public Records) $26,500 Public Records
• 1994-01-01 Sold (Public Records) $79,000 Public Records

Property tax history

+18.4%/yr

Latest (2025): $2,152 · +0.7% YoY. Source: county tax records.