250/254 Brewton Rd Unit *** · Wellford, SC 29301

$425,000

6 bd · 0.0 ba · 3,000 sqft · MultiFamily · 43 Days on market

Built 2026 Excellent condition 0.90 ac lot

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Why this score? — see what drove the C 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

250/254 Brewton Rd, Spartanburg, SC 29301 is a Brand new duplex on a 0.90 acre lot in Spartanburg’s desirable westside/District 5 area! Each unit offers 1,224 sq. ft. , 3 bedrooms, 2 bathrooms, and a single car garage with its own paved driveway. The interior features a light, open floor plan with a 10 ft vaulted ceiling in the living room and recessed lighting throughout the main living areas. Kitchens include stainless steel appliances—oven/range, overhead microwave, dishwasher, and refrigerator—along with an open dining area. Wide plank LVP flooring runs throughout each unit for durability and easy maintenance. Each side also includes a dedicated laundry area. The large

Key facts

• Open concept kitchen
• Great location
• 0.90 acre lot

Tags

• 0.90 ACRE LOT
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GREAT LOCATION
• EXCELLENT SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Designed as residential income (duplex)

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Duplex residential income property; One-level (single story)
• Construction: Vinyl siding; Slab foundation; Built with standard residential construction materials
• Exterior features: Nearly 0.9-acre lot with irregular dimensions (approx. 110 x 392 x 110 x 379)

Interior

• Heating & cooling: Heat pump for heating; Heat pump for cooling; Electric system
• Interior features: Electric water heater; Heat pump heating and cooling (electric)

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2-bath units multifamily listed at $425k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.9% in Wellford — 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 70/100 on livability (#59 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: River Ridge Elementary (math 53% / reading 48%, grade D+, #160 of 597 statewide, top 27%, 778 students, 64% FRL); Florence Chapel Middle (math 43% / reading 52%, grade C-, #42 of 229 statewide, top 18%, 859 students, 53% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 58% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 465 active listings in the ZIP; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $4,754/mo this rent would consume 99% of the median local household income ($58k/yr) (locally 1331% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 43 days — a 3% lower offer ($412k) 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 $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-30,593
• Equity at exit: $63,369

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-13,057
• Equity at exit: $36,746

Cash invested: $119,000 (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 29301

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 465
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $4,754 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$998
• Net cashflow: $819

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,112	-5% $965	+0% $819	+5% $672	+10% $525
Rent	-10% $443	-5% $631	+0% $819	+5% $1,006	+10% $1,194
Rate	-1.0pp $1,033	-0.5pp $927	base $819	+0.5pp $708	+1.0pp $596

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,755
Total (3 units)			$4,754

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $425,000 Active 43 DOM
2. 2026-06-18
   days on market $425,000 Active 40 DOM
3. 2026-06-17
   days on market $425,000 Active 39 DOM
4. 2026-06-16
   days on market $425,000 Active 38 DOM
5. 2026-06-15
   days on market $425,000 Active 37 DOM
6. 2026-06-14
   days on market $425,000 Active 35 DOM
7. 2026-06-13
   days on market $425,000 Active 34 DOM
8. 2026-06-10
   days on market $425,000 Active 32 DOM
9. 2026-06-09
   days on market $425,000 Active 31 DOM
10. 2026-06-08
    days on market $425,000 Active 30 DOM
11. 2026-06-07
    days on market $425,000 Active 29 DOM
12. 2026-06-02
    days on market $425,000 Active 24 DOM
13. 2026-06-01
    days on market $425,000 Active 23 DOM
14. 2026-05-31
    days on market $425,000 Active 22 DOM
15. 2026-05-30
    days on market $425,000 Active 21 DOM
16. 2026-05-09
    listed $425,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,048
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,564
• − Management: −$4,564
• − Depreciation: −$12,364
• Taxable income: $3,250
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $9,043/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 · 12 photos

Excellent 100/100 None rehab

This brand new, move-in-ready duplex is in excellent condition with no visible repairs or maintenance needed. The interior features a light, open floor plan, stainless steel appliances, and wide plank LVP flooring. The exterior is well-maintained with new siding and landscaping. The property is ideal for both resale and rental due to its modern design and location.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Install new light fixtures — Modern light fixtures improve lighting and add value
• Both Add decorative elements to kitchen island — Enhances functionality and visual appeal
• Both Install smart home devices — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new light fixtures — Modern light fixtures improve lighting and add value ↑
• Both Add decorative elements to kitchen island — Enhances functionality and visual appeal ↑
• Both Install smart home devices — Improves convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Wellford

• Score: 70/100
• State rank: #59
• US rank: #7484

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 422
• Metro: Spartanburg, SC
• Population (ZIP): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

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 0.67)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% Other Asian/Pacific 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: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• 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

1 event — show timeline

• 2026-05-09 Listed $425,000 SPMLS