32 Arbours West Ln Ln · Roebuck, SC 29369

$240,000

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 121 Days on market

Built 1995 4,792 sqft lot Est $293k · 18% under $145/mo HOA · 7% of rent ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * NEW LOWER PRICE * * Welcome Home to the sought after neighborhood of Arbours West! This CHARMING 3BR/2BA home has a lot to offer!! Spacious living room for entertaining family and friends. Master bedroom is on the main level with a full bath and walk-in closet and separate laundry with washer and dryer, included! New Hot Water Heater (2019). New garbage disposal (2025), New HVAC (2024) Roof (2016) Large eat-in kitchen and open dining living area with gas logs fireplace. Full hall bath and two roomy bedrooms. Fenced backyard where you can enjoy nice evenings on the manufactured poly-deck knowing that you won't have to stain of care for it and you can leave the yard work to someone els

Key facts

• Clubhouse
• Walk-in closet
• Neighborhood pool

Tags

• MASTER BEDROOM ON MAIN LEVEL
• WALK-IN CLOSET
• FENCED BACKYARD
• MANUFACTURED POLY-DECK
• NEIGHBORHOOD POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with a $145 association fee; Community clubhouse and pool

Exterior

• Parking: No designated parking listed
• Utilities: Public water; Private sewer; Underground utilities
• Home design: Single-family residence; One story; Brick veneer and vinyl siding; Slab foundation
• Construction: Brick veneer construction; Vinyl siding; Slab foundation
• Exterior features: Storage; Enclosed porch; Deck; Porch; Storm doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range / Free-standing range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Forced air; Heat pump; Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Ceiling fans; Laminate counters; Storm windows; Gas log fireplace
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $206k (14.3% below list).
• Recommended offer: $206k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Roebuck — 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 64/100 on livability (#147 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Spartanburg 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: R. P. Dawkins Middle (math 38% / reading 44%, grade F, #72 of 229 statewide, top 32%, 862 students, 76% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Spartanburg 06 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.8%/yr); 357 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 121 days — a 12% lower offer ($211k) 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 $205,654 (14.3% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.86% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $292,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Old Salem Rd	0.41mi	3/2.0	1,648 (-2%)	2mo	$270,000	$164	76
433 Litchfield Dr	0.42mi	3/2.0	1,704 (+2%)	2mo	$305,000	$179	76
1149 Merlot Ct	0.21mi	3/2.5	1,550 (-7%)	1mo	$228,000	$147	75
422 Rambling Rose Way	0.17mi	3/2.0	1,862 (+11%)	3mo	$330,000	$177	71
2054 Lachaise Ln	0.50mi	3/2.0	1,576 (-6%)	3mo	$277,500	$176	65
173 Bradford Crossing Dr	0.60mi	3/2.0	1,774 (+6%)	0mo	$305,000	$172	62
2292 Davenport Ct	0.49mi	3/2.5	1,814 (+8%)	1mo	$309,000	$170	60
2601 Karkinnen Way	0.45mi	3/2.5	1,828 (+9%)	2mo	$315,000	$172	59
105 Churchill Ave	0.35mi	3/2.0	1,424 (-15%)	1mo	$155,100	$109	58
2281 Davenport Ct	0.53mi	3/2.5	1,828 (+9%)	2mo	$319,000	$175	56
2245 Davenport Court Ct	0.62mi	3/2.0	1,456 (-13%)	2mo	$263,975	$181	48
2236 Davenport Court Ct	0.61mi	3/2.0	1,456 (-13%)	3mo	$259,930	$179	47

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-38,041
• Equity at exit: $35,785

10-year hold

• IRR: -10.0%
• Equity multiple: 0.42×
• Total profit: $-39,028
• Equity at exit: $20,751

Cash invested: $67,200 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 357
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$100
• HOA: −$145
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $54

Break-even live

Break-even rent $1,988

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $190	-5% $122	+0% $54	+5% $-14	+10% $-82
Rent	-10% $-109	-5% $-27	+0% $54	+5% $135	+10% $216
Rate	-1.0pp $175	-0.5pp $115	base $54	+0.5pp $-8	+1.0pp $-72

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6039 Haddington Dr Roebuck, SC	3.0	2.5	1913	$1,975	$1.03	23d	1	0.31mi
2180 Davenport Ct Moore, SC	3.0	2.0	1456	$2,000	$1.37	15d	1	0.62mi

HOA detail

• Monthly dues: $145 · $1,740/yr
• Likely covers: watertrashgas

Listing history 18 events

1. 2026-06-22
   days on market $240,000 Active 121 DOM
2. 2026-06-18
   days on market $240,000 Active 118 DOM
3. 2026-06-17
   days on market $240,000 Active 117 DOM
4. 2026-06-16
   days on market $240,000 Active 116 DOM
5. 2026-06-15
   days on market $240,000 Active 115 DOM
6. 2026-06-14
   days on market $240,000 Active 113 DOM
7. 2026-06-13
   days on market $240,000 Active 112 DOM
8. 2026-06-10
   days on market $240,000 Active 110 DOM
9. 2026-06-09
   days on market $240,000 Active 109 DOM
10. 2026-06-08
    days on market $240,000 Active 108 DOM
11. 2026-06-07
    days on market $240,000 Active 107 DOM
12. 2026-06-02
    days on market $240,000 Active 102 DOM
13. 2026-06-01
    days on market $240,000 Active 101 DOM
14. 2026-05-31
    days on market $240,000 Active 100 DOM
15. 2026-05-30
    days on market $240,000 Active 99 DOM
16. 2026-05-15
    price $240,000
17. 2026-03-18
    price $244,900
18. 2026-02-19
    listed $249,900 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: $807 · $67/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$561/yr (+$47/mo · 69.5%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,678
• − Mortgage interest: −$13,444
• − Property taxes: −$807
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$1,740
• − Depreciation: −$6,982
• Taxable loss: −$3,443
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $1,472/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 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 of 80 in SC

Livability — Roebuck

• Score: 64/100
• State rank: #147
• US rank: #13929

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C 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): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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 (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $240,000 SPMLS
• 2026-03-18 Price Changed $244,900 SPMLS
• 2026-02-19 Listed $249,900 SPMLS

Property tax history

+3.8%/yr

Latest (2025): $807 · +1.4% YoY. Source: county tax records.