Ashgrove Plan · Woodruff, SC 29388

$209,990

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 202 Days on market

Good condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Cash flow +4.5/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Ashgrove! Welcome to The Ashgrove, where one-level living is made simple and stylish. From the foyer, a hallway leads to a full bath and two bedrooms - perfect for guests, family, or a home office setup. At the heart of the home, the open-concept living area is filled with natural light and flows seamlessly into the kitchen, complete with a large island. Add a covered porch to extend your living space outdoors! Tucked away, the owner's suite offers a peaceful retreat with its own bath and walk-in closet. Schedule a Visit to learn more about the Ashgrove!

Key facts

• Covered porch
• Walk-in closet
• Large island

Tags

• OPEN-CONCEPT LIVING AREA
• LARGE ISLAND
• COVERED PORCH
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $233,448.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (39.2% below list).
• Recommended offer: $128k (39.2% below list) — sets the bar for 1% rule.

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); Woodruff Middle (math 42% / reading 38%, grade F, #78 of 229 statewide, top 35%, 686 students, 78% FRL); Woodruff High (math 67% / reading 82%, grade B+, #38 of 196 statewide, top 20%, 788 students, 73% FRL) — zoned schools average 84% FRL vs 54% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 949 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 202 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,630 (39.2% 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. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.55% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.11%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

• ARV (median comp): $233,448
• List price: $209,990
• Delta: -10.05%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 English Green Way	0.13mi	3/2.0	1,125 (+2%)	10mo	$225,000	$200	82
452 Josephine Dr	0.56mi	2/2.0 (-1)	1,153 (+5%)	7mo	$224,990	$195	55
34 Fowler Dr	0.69mi	3/2.0	1,170 (+6%)	6mo	$175,000	$150	52
1919 Gracie Dr	0.93mi	3/2.0	1,183 (+8%)	15mo	$244,900	$207	40
2281 Pierett Cir	1.10mi	3/2.0	1,183 (+8%)	18mo	$239,900	$203	37
105 Theo Cir	0.98mi	2/1.0 (-1)	921 (-16%)	19mo	$170,000	$185	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -36.5%
• Equity multiple: -0.17×
• Total profit: $-76,344
• Equity at exit: $34,808

10-year hold

• IRR: -51.2%
• Equity multiple: -0.77×
• Total profit: $-116,020
• Equity at exit: $20,184

Cash invested: $65,365 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 1 under contract
• Months of supply: 102.0 mo (1%/mo absorbed)
• Median asking: $227,775 ($183/sqft)
• Median days on market: 93 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +16.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29388

• Home prices YoY: -11.9%
• Active inventory: 949
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$1,224
• Tax est. 1.5%: −$292 /mo · $3,502/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-605

Break-even live

Break-even rent $2,042

Max offer price $145,899

Occupancy floor —

Sensitivity live

Price	-10% $-444	-5% $-524	+0% $-605	+5% $-686	+10% $-766
Rent	-10% $-706	-5% $-655	+0% $-605	+5% $-555	+10% $-504
Rate	-1.0pp $-487	-0.5pp $-546	base $-605	+0.5pp $-666	+1.0pp $-727

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: $58,362
• Closing costs: $7,003
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 E Georgia Rd Woodruff, SC	2.0	1.0	900	$1,250	$1.39	118d	1	0.71mi
235 Eastbrook Dr Unit 1 Woodruff, SC	2.0	1.0	799	$850	$1.06	45d	1	1.07mi
100 Eastland Dr Unit e31 Woodruff, SC	2.0	1.0	890	$975	$1.10	11d	1	1.25mi
100 Eastland Dr Unit e31 Woodruff, SC	2.0	1.0	890	$975	$1.10	0d	1	1.25mi
100 Eastland Dr Unit b9 Woodruff, SC	2.0	1.0	890	$975	$1.10	15d	1	1.25mi
100 Eastland Dr Woodruff, SC	3.0	1.5	1075	$1,100	$1.02	0d	1	1.28mi

Property features AI

Finance

• Other: Living area approximately 1,100 (plan figure)
• Financial info: List price $209,990

Exterior

• Parking: 1 covered/garage parking space (1 total parking)
• Utilities: Central air (electric cooling)
• Home design: New construction plan (Ashgrove)
• Construction: New construction (plan-based)
• Exterior features: Property marketed as the Ashgrove planLocated at 107 Irish Vine Walk, Woodruff, SC

Interior

• Kitchen: Plan includes kitchen (standard appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Open living area (plan)

Listing history 50 events

1. 2026-11-08
   days on market $209,990 Active 202 DOM
2. 2026-11-07
   days on market $209,990 Active 201 DOM
3. 2026-11-06
   days on market $209,990 Active 200 DOM
4. 2026-11-05
   days on market $209,990 Active 199 DOM
5. 2026-11-04
   days on market $209,990 Active 198 DOM
6. 2026-11-02
   days on market $209,990 Active 196 DOM
7. 2026-11-01
   days on market $209,990 Active 195 DOM
8. 2026-10-31
   days on market $209,990 Active 194 DOM
9. 2026-10-30
   days on market $209,990 Active 193 DOM
10. 2026-10-29
    days on market $209,990 Active 192 DOM
11. 2026-10-28
    days on market $209,990 Active 191 DOM
12. 2026-10-27
    days on market $209,990 Active 190 DOM
13. 2026-10-26
    days on market $209,990 Active 189 DOM
14. 2026-10-26
    days on market $209,990 Active 188 DOM
15. 2026-10-24
    days on market $209,990 Active 187 DOM
16. 2026-10-23
    days on market $209,990 Active 186 DOM
17. 2026-10-22
    days on market $209,990 Active 185 DOM
18. 2026-10-21
    days on market $209,990 Active 184 DOM
19. 2026-10-20
    days on market $209,990 Active 183 DOM
20. 2026-10-19
    days on market $209,990 Active 182 DOM
21. 2026-10-18
    days on market $209,990 Active 181 DOM
22. 2026-10-17
    days on market $209,990 Active 180 DOM
23. 2026-10-16
    days on market $209,990 Active 179 DOM
24. 2026-10-15
    days on market $209,990 Active 178 DOM
25. 2026-10-14
    days on market $209,990 Active 177 DOM
26. 2026-10-13
    days on market $209,990 Active 176 DOM
27. 2026-10-12
    days on market $209,990 Active 175 DOM
28. 2026-10-11
    days on market $209,990 Active 174 DOM
29. 2026-10-10
    days on market $209,990 Active 173 DOM
30. 2026-10-09
    days on market $209,990 Active 172 DOM
31. 2026-10-08
    days on market $209,990 Active 171 DOM
32. 2026-10-07
    days on market $209,990 Active 170 DOM
33. 2026-10-06
    days on market $209,990 Active 169 DOM
34. 2026-10-05
    days on market $209,990 Active 168 DOM
35. 2026-10-04
    days on market $209,990 Active 167 DOM
36. 2026-10-04
    days on market $209,990 Active 166 DOM
37. 2026-10-02
    days on market $209,990 Active 165 DOM
38. 2026-10-01
    days on market $209,990 Active 164 DOM
39. 2026-09-30
    days on market $209,990 Active 163 DOM
40. 2026-09-29
    days on market $209,990 Active 162 DOM
41. 2026-09-28
    days on market $209,990 Active 161 DOM
42. 2026-09-27
    days on market $209,990 Active 160 DOM
43. 2026-09-25
    days on market $209,990 Active 158 DOM
44. 2026-09-24
    days on market $209,990 Active 157 DOM
45. 2026-09-23
    days on market $209,990 Active 156 DOM
46. 2026-09-22
    days on market $209,990 Active 155 DOM
47. 2026-09-21
    days on market $209,990 Active 154 DOM
48. 2026-09-20
    days on market $209,990 Active 153 DOM
49. 2026-09-19
    days on market $209,990 Active 152 DOM
50. 2026-09-18
    days on market $209,990 Active 151 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,316
• − Mortgage interest: −$13,077
• − Property taxes: −$3,502
• − Insurance: −$1,167
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$6,791
• Taxable loss: −$11,672
• Est. tax savings @ 24.0%: +$2,801
• After-tax cash flow: $-4,459/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 · 9 photos

Good 80/100 None rehab

The Ashgrove is a well-maintained single-family home with a good condition score, offering a modern and stylish living space. It is move-in ready with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Woodruff Primary Middle Woodruff Middle F SC #78/229 Nat'l #6,005/14,009 High Woodruff High B+ SC #38/196 Nat'l #1,629/17,239

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

C Composite livability gradescore 65/100

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 · 325,495 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: 7% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Living area approximately 1,100 (plan figure)
• Financial info: List price $209,990

Exterior

• Parking: 1 covered/garage parking space (1 total parking)
• Utilities: Central air (electric cooling)
• Home design: New construction plan (Ashgrove)
• Construction: New construction (plan-based)
• Exterior features: Property marketed as the Ashgrove planLocated at 107 Irish Vine Walk, Woodruff, SC

Interior

• Kitchen: Plan includes kitchen (standard appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Open living area (plan)