220 Woodview Ave Ave · Spartanburg, SC 29306

$169,900

3 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 33 Days on market

Built 1957 10,019 sqft lot Est $237k · 28% under

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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 +12.2/30.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your serene retreat nestled in the heart of Spartanburg, SC. This charming single-story ranch home boasts three generously sized bedrooms and two full baths, offering ample space for relaxation and comfort. The inviting interior features an open-concept layout that seamlessly connects the cozy living area with a modern kitchen equipped with sleek appliances and abundant cabinetry. Step outside to discover your personal oasis—a spacious backyard perfect for entertaining guests or enjoying peaceful afternoons under the Carolina sun. Whether you're looking to host summer barbecues or create a garden sanctuary, this expansive outdoor space provides endless possibilities. An att

Key facts

• Spacious backyard
• Attached carport
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• SPACIOUS BACKYARD
• ATTACHED CARPORT
• FRIENDLY NEIGHBORHOOD

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer and vinyl siding; Slab foundation; Built area above grade: 1,368
• Exterior features: Composition roof; Level lot

Interior

• Kitchen: Range; Refrigerator; Electric oven
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Fireplace; Range; Refrigerator; Electric oven
• Laundry & utility: Laundry on the main level

Heating & cooling

• Heating & cooling: Natural gas forced-air heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-34 ($-405/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (11.2% below list).
• Recommended offer: $151k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: E. P. Todd School (math 18% / reading 29%, grade F, #467 of 597 statewide, top 78%, 576 students, 100% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 93% FRL vs 62% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 235 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 44% of the median local income ($41k/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 $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,830 (11.2% 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 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $236,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Woodview Ave Ave	0.04mi	3/2.5	1,400 (+2%)	2mo	$230,000	$164	88
207 Woodview Ave	0.08mi	3/2.0	1,421 (+4%)	4mo	$189,900	$134	85
207 High St	0.13mi	3/2.5	1,401 (+2%)	4mo	$259,000	$185	82
306 Carolyn Dr	0.24mi	3/2.5	1,364 (-0%)	7mo	$258,000	$189	78
524 Caulder Ave	0.20mi	3/2.0	1,240 (-9%)	1mo	$252,000	$203	72
101 Beth Ct	0.66mi	3/1.5	1,398 (+2%)	1mo	$179,000	$128	64
290 Caulder Cir	0.40mi	3/3.0	1,271 (-7%)	0mo	$220,000	$173	63
205 High St	0.12mi	3/1.0	1,176 (-14%)	9mo	$135,000	$115	62
815 S Liberty St	0.47mi	3/2.0	1,253 (-8%)	1mo	$195,000	$156	61
132 League St	0.67mi	3/2.0	1,205 (-12%)	2mo	$219,100	$182	45
860 S Church St	0.74mi	3/2.0	1,237 (-10%)	6mo	$194,990	$158	43
104 Carrollwood Ln	0.66mi	3/2.5	1,560 (+14%)	1mo	$299,900	$192	41

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-28,925
• Equity at exit: $25,333

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-24,830
• Equity at exit: $14,690

Cash invested: $47,572 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 235
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$891
• Tax from tax record: −$264 /mo · $3,162/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-34

Break-even live

Break-even rent $1,551

Max offer price $163,939

Occupancy floor 97%

Sensitivity live

Price	-10% $62	-5% $14	+0% $-34	+5% $-82	+10% $-130
Rent	-10% $-153	-5% $-93	+0% $-34	+5% $26	+10% $85
Rate	-1.0pp $52	-0.5pp $9	base $-34	+0.5pp $-78	+1.0pp $-123

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 High St Spartanburg, SC	3.0	1.5	1726	$1,650	$0.96	22d	1	0.29mi
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	22d	1	0.57mi
88 W Park Dr Unit H Spartanburg, SC	2.0	1.0	950	$875	$0.92	22d	1	0.59mi
102 Harvard Dr Spartanburg, SC	2.0	1.0	1000	$1,300	$1.30	14d	1	0.79mi
630 S Converse St Spartanburg, SC	2.0	1.0	912	$995	$1.09	22d	1	0.79mi
249 E Hampton Ave Spartanburg, SC	3.0	2.0	1450	$1,475	$1.02	22d	1	0.93mi
318 Alexander Ave Spartanburg, SC	4.0	2.0	1480	$1,695	$1.15	22d	1	0.99mi
1097 Union St Spartanburg, SC	1.0–2.0	1.0–2.0	951	$2,009	$2.11	14d	21	1.15mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	22d	1	1.17mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	22d	1	1.21mi
327 E Kennedy St Spartanburg, SC	1.0–2.0	1.0–2.0	806	$1,654	$2.05	14d	7	1.38mi
522 Pennwood Dr Spartanburg, SC	3.0	1.0	1153	$1,400	$1.21	22d	1	1.38mi
717 Connecticut Ave Spartanburg, SC	3.0	1.0	1320	$1,895	$1.44	14d	1	1.44mi

Listing history 34 events

1. 2026-06-21
   days on market $169,900 Active 33 DOM
2. 2026-06-19
   price $169,900 Active 30 DOM
3. 2026-06-18
   days on market $179,900 Active 30 DOM
4. 2026-06-17
   days on market $179,900 Active 29 DOM
5. 2026-06-16
   days on market $179,900 Active 28 DOM
6. 2026-06-15
   days on market $179,900 Active 27 DOM
7. 2026-06-14
   days on market $179,900 Active 25 DOM
8. 2026-06-13
   days on market $179,900 Active 24 DOM
9. 2026-06-10
   days on market $179,900 Active 22 DOM
10. 2026-06-09
    days on market $179,900 Active 21 DOM
11. 2026-06-08
    days on market $179,900 Active 20 DOM
12. 2026-06-07
    days on market $179,900 Active 19 DOM
13. 2026-06-02
    days on market $179,900 Active 14 DOM
14. 2026-06-01
    days on market $179,900 Active 13 DOM
15. 2026-05-31
    days on market $179,900 Active 12 DOM
16. 2026-05-30
    days on market $179,900 Active 11 DOM
17. 2026-05-01
    listed $179,900 Active
18. 2026-05-01
    listed $179,900 Active
19. 2021-11-23
    soldstatus $115,000
20. 2021-10-15
    historical
21. 2021-10-13
    price $132,500
22. 2021-09-04
    price $134,900
23. 2021-09-01
    price $139,900
24. 2021-08-19
    listed $149,900 Active
25. 2018-06-01
    soldstatus $99,923 Sold CO-OP Member
26. 2018-05-25
    historical Contingent on Inspection
27. 2018-05-08
    listed $99,923 Active
28. 2017-10-06
    soldstatus $27,500 Sold CO-OP Non Member
29. 2017-09-22
    status Pending
30. 2017-08-29
    price $33,900
31. 2017-08-04
    status Active
32. 2017-07-24
    historical
33. 2017-07-21
    listed $39,900 Active
34. 2001-03-01
    soldstatus $79,900

ⓘ 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: $3,162 · $264/mo
• Projected year-2 tax: $3,162 · $264/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 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: $18,100
• − Mortgage interest: −$9,517
• − Property taxes: −$3,162
• − Insurance: −$850
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,943
• Taxable loss: −$3,268
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $379/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 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 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

• Census place: Spartanburg, SC
• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 16,714
• Household income: $41,356
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1064.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 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: ▼ -90.67%
• Current HPI: 213.1266
• Rent YoY: ▲ 3.46%
• 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

+125.2% since first listed

18 events — show timeline

• 2026-05-01 Listed $179,900 SPMLS
• 2026-05-01 Listed $179,900 CANOPYMLS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) $115,000 Public Records
• 2021-10-15 Delisted — SPMLS
• 2021-10-13 Price Changed $132,500 SPMLS
• 2021-09-04 Price Changed $134,900 SPMLS
• 2021-09-01 Price Changed $139,900 SPMLS
• 2021-08-19 Listed $149,900 SPMLS
• 2018-06-01 Sold (MLS) $99,923 SPMLS
• 2018-05-25 Contingent — SPMLS
• 2018-05-08 Listed $99,923 SPMLS
• 2017-10-06 Sold (MLS) $27,500 SPMLS
• 2017-09-22 Pending — SPMLS
• 2017-08-29 Price Changed $33,900 SPMLS
• 2017-08-04 Relisted — SPMLS
• 2017-07-24 Delisted — SPMLS
• 2017-07-21 Listed $39,900 SPMLS
• 2001-03-01 Sold (Public Records) $79,900 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,162 · +0.5% YoY. Source: county tax records.