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132 Lazzon Rd
F Composite 34.52
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 +7.7/15.0
  • Cash flow +6.9/30.0
  • Schools +6.3/10.0
  • Condition / age +5.0/5.0
  • Rent growth +2.9/5.0
  • Livability +2.5/5.0
  • 1% rule +2.1/10.0
  • DSCR +1.1/10.0
  • Appreciation +0.0/10.0

$317,900

132 Lazzon Rd · Moore, SC 29369
5 bd · 3.0 ba · 2,361 sqft · SingleFamily · 81 Days on market
Built 2026 Excellent condition 6,098 sqft lot 2-car garage $135/sqft · at area comps Est $319k · at est. $63/mo HOA · 3% of rent ↓ 6% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Check out 132 Lazzon Road, a beautiful new home in our Tyger Pines community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, featuring ample space. As you enter, you'll be greeted by a foyer that leads you into the heart of the home. The open-concept design blends the spacious family room, dining room, and kitchen, creating an airy and inviting atmosphere. The chef's kitchen is equipped with modern appliances, ample cabinet space, a walk-in pantry, and a breakfast bar, making it ideal for both cooking and casual dining. Adjacent to the kitchen, you'll find a guest bedroom, providing added privacy and convenience. The primary suite features a relaxing retreat with a walk-in closet and an en suite bathroom featuring a shower and dual vanities. The additional three bedrooms are spacious and share access to a secondary bathroom. Upstairs, a loft space adds versatility. The laundry room completes the second floor, adding convenience to your daily routine. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

Key facts

  • Open-concept design
  • Primary suite
  • Chef's kitchen

Tags

OPEN-CONCEPT DESIGNCHEF'S KITCHENWALK-IN PANTRYBREAKFAST BARGUEST BEDROOMPRIMARY SUITE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 5-bed/3.0-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
  • To cash-flow at today's rent, offer at most $248k (21.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (29.1% below list).
  • Recommended offer: $225k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

  • Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
  • 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: Reidville Elementary (math 57% / reading 57%, grade C+, #102 of 597 statewide, top 18%, 667 students, 46% FRL); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL).
  • Market conditions: Rents rising (+1.8%/yr); 426 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
  • This rent runs 33% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $10k 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 81 days — a 6% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts; this cycle's ask has dropped $23k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $225,260 (29.1% 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 81 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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
0.71%
Cap rate
4.48%
Cash-on-cash
-6.48%
DSCR
0.71
GRM
11.8

CMA / ARV

ARV (median comp)
$319,109
List price
$317,900
Delta
-0.07%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
555 Old Bethel Rd 0.51mi 4/2.5 (-1) 2,362 (0%) 1mo $415,500 $176 68
3323 Cypress Hollow Dr 0.44mi 5/3.0 2,511 (+6%) 2mo $316,850 $126 67
3334 Cypress Hollow Dr 0.47mi 5/3.0 2,511 (+6%) 2mo $319,000 $127 65
3351 Cypress Hollow Dr 0.50mi 5/3.0 2,511 (+6%) 3mo $310,000 $123 63
3358 Cypress Hollow Dr 0.53mi 5/3.0 2,511 (+6%) 2mo $320,000 $127 63
3385 Cypress Hollow Dr 0.57mi 5/3.0 2,511 (+6%) 2mo $326,990 $130 61
3609 Shadow Pine Dr 0.48mi 5/3.0 2,614 (+11%) 2mo $314,900 $120 58
3330 Cypress Hollow Dr 0.46mi 4/2.5 (-1) 2,164 (-8%) 2mo $297,000 $137 56
3398 Cypress Hollow Dr 0.61mi 4/3.0 (-1) 2,511 (+6%) 2mo $323,000 $129 54
3388 Cypress Hollow Dr 0.61mi 4/2.5 (-1) 2,163 (-8%) 1mo $316,900 $147 50
127 Mossend St 0.71mi 4/3.5 (-1) 2,608 (+10%) 1mo $448,990 $172 41
118 Mossend St 0.73mi 4/3.5 (-1) 2,608 (+10%) 3mo $462,990 $178 39

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
-28.9%
Equity multiple
0.05×
Total profit
$-84,835
Equity at exit
$47,400
10-year hold
IRR
-34.7%
Equity multiple
-0.40×
Total profit
$-124,172
Equity at exit
$27,486

Cash invested: $89,012 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
35 active · 18 under contract
Months of supply
9.1 mo (11%/mo absorbed)
Median asking
$350,990 ($145/sqft)
Median days on market
73 d
This list price
17% of active listings are priced below it
ARV vs active asking
-6.7% vs current asking $/sqft

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

ZIP-level market 29369

Home prices YoY
-27.4%
Rents YoY
1.8%
Active inventory
426
Price-to-rent
11.8×

Monthly cashflow live

Estimated rent
$2,253 medium interval (Pro) →
Mortgage (P&I)
$1,667
Tax est. 1.5%
$397 /mo · $4,768/yr
Insurance
$132
HOA
$63
Vacancy / Maint / Mgmt
$473
Net cashflow
$-480

Break-even live

Break-even rent $2,861
Max offer price $248,388
Occupancy floor

Sensitivity live

Price -10% $-261 -5% $-371 +0% $-480 +5% $-590 +10% $-700
Rent -10% $-658 -5% $-569 +0% $-480 +5% $-391 +10% $-302
Rate -1.0pp $-320 -0.5pp $-400 base $-480 +0.5pp $-563 +1.0pp $-647

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
$79,475
Closing costs
$9,537
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 3 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3125 Hickory Ridge Trl Moore, SC 4.0 2.5 2175 $1,995 $0.92 46d 1 0.29mi
429 Victory Ln Moore, SC 4.0 2.5 1988 $1,969 $0.99 17d 1 1.01mi
340 Fenwick Dr Woodruff, SC 4.0 2.5 2800 $2,100 $0.75 17d 1 1.22mi

Property features AI

Finance

Other
Listing broker: D.R. Horton
HOA & community
Homeowners association presentHOA covers common area insurance and street lightsCommunity amenities include common areas and lights

Exterior

Parking
Attached 2-car garage with door openerPaved concrete driveway
Utilities
Public waterGas tankless water heaterPublic sewerPrivate garbage pickupAttached garage (utility note)Electric for cooling and dryer hookup
Home design
Two-story single-family homeModel: Robie FUnder construction (approximate completion Sept 21, 2026)
Construction
Built by D.R. Horton (approx. year built 2026)Partial brick veneer with vinyl sidingArchitectural roofSlab foundationAttic and garage provide storage space
Exterior features
Front porchPatioTilt-out windowsVinyl/aluminum trimThermal windowsLevel lotUnderground utilitiesSome sidewalks in the community

Interior

Kitchen
Kitchen approx. 11 x 14DishwasherGarbage disposalGas range (stand-alone)Gas oven, self-cleaningBuilt-in microwave
Bedrooms
Primary suite on 2nd level with double sink, full bath, shower only, and walk-in closet (primary approx. 18 x 12)Second bedroom approx. 13 x 10Third bedroom approx. 11 x 11Fourth bedroom approx. 11 x 11Fifth bedroom approx. 11 x 11One bedroom located on the main level
Flooring
CarpetLuxury vinyl tile/plank
Bathrooms
Three full bathrooms totalOne full bathroom on the main level
Heating & cooling
Forced-air heating (natural gas)Central electric cooling
Interior features
Attic stairs (disappearing)Cable availableSmooth ceilingsSolid surface countertopsWalk-in pantryRadon mitigation systemPre-wired for smart systemsNo fireplaceCombo living and dining roomLoft
Laundry & utility
Laundry on 2nd floor with walk-in space and electric dryer hookup

Listing history 50 events

  1. 2026-08-08
    days on market $317,900 Active 81 DOM
  2. 2026-08-07
    pricedays on market $317,900 Active 80 DOM
  3. 2026-08-06
    days on market $318,900 Active 79 DOM
  4. 2026-08-05
    days on market $318,900 Active 78 DOM
  5. 2026-08-04
    days on market $318,900 Active 77 DOM
  6. 2026-08-03
    days on market $318,900 Active 76 DOM
  7. 2026-07-31
    days on market $318,900 Active 73 DOM
  8. 2026-07-30
    days on market $318,900 Active 72 DOM
  9. 2026-07-29
    days on market $318,900 Active 71 DOM
  10. 2026-07-27
    days on market $318,900 Active 69 DOM
  11. 2026-07-25
    days on market $318,900 Active 67 DOM
  12. 2026-07-23
    days on market $318,900 Active 65 DOM
  13. 2026-07-22
    days on market $318,900 Active 64 DOM
  14. 2026-07-21
    days on market $318,900 Active 63 DOM
  15. 2026-07-19
    days on market $318,900 Active 60 DOM
  16. 2026-07-18
    pricedays on market $318,900 Active 59 DOM
  17. 2026-07-16
    days on market $319,900 Active 58 DOM
  18. 2026-07-16
    days on market $319,900 Active 57 DOM
  19. 2026-07-14
    days on market $319,900 Active 56 DOM
  20. 2026-07-13
    days on market $319,900 Active 55 DOM
  21. 2026-07-12
    days on market $319,900 Active 54 DOM
  22. 2026-07-11
    days on market $319,900 Active 53 DOM
  23. 2026-07-10
    days on market $319,900 Active 52 DOM
  24. 2026-07-09
    days on market $319,900 Active 51 DOM
  25. 2026-07-08
    days on market $319,900 Active 50 DOM
  26. 2026-07-07
    days on market $319,900 Active 49 DOM
  27. 2026-07-06
    days on market $319,900 Active 48 DOM
  28. 2026-07-05
    days on market $319,900 Active 47 DOM
  29. 2026-07-04
    days on market $319,900 Active 46 DOM
  30. 2026-07-03
    days on market $319,900 Active 45 DOM
  31. 2026-07-02
    days on market $319,900 Active 44 DOM
  32. 2026-07-01
    days on market $319,900 Active 43 DOM
  33. 2026-06-30
    days on market $319,900 Active 42 DOM
  34. 2026-06-29
    days on market $319,900 Active 41 DOM
  35. 2026-06-28
    days on market $319,900 Active 40 DOM
  36. 2026-06-28
    days on market $319,900 Active 39 DOM
  37. 2026-06-27
    days on market $319,900 Active 38 DOM
  38. 2026-06-25
    days on market $319,900 Active 36 DOM
  39. 2026-06-23
    days on market $319,900 Active 34 DOM
  40. 2026-06-22
    days on market $319,900 Active 33 DOM
  41. 2026-06-18
    days on market $319,900 Active 30 DOM
    Show marketing remark (1149 chars)

    Check out 132 Lazzon Road, a beautiful new home in our Tyger Pines community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, featuring ample space. As you enter, you'll be greeted by a foyer that leads you into the heart of the home. The open-concept design blends the spacious family room, dining room, and kitchen, creating an airy and inviting atmosphere. The chef's kitchen is equipped with modern appliances, ample cabinet space, a walk-in pantry, and a breakfast bar, making it ideal for both cooking and casual dining. Adjacent to the kitchen, you'll find a guest bedroom, providing added privacy and convenience. The primary suite features a relaxing retreat with a walk-in closet and an en suite bathroom featuring a shower and dual vanities. The additional three bedrooms are spacious and share access to a secondary bathroom. Upstairs, a loft space adds versatility. The laundry room completes the second floor, adding convenience to your daily routine. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

  42. 2026-06-17
    price $319,900 Active 29 DOM
    Show marketing remark (1167 chars)

    Check out 132 Lazzon Road, a beautiful new home in our Tyger Pines community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, featuring ample space. As you enter, you’ll be greeted by a foyer that leads you into the heart of the home. The open-concept design blends the spacious family room, dining room, and kitchen, creating an airy and inviting atmosphere. The chef’s kitchen is equipped with modern appliances, ample cabinet space, a walk-in pantry, and a breakfast bar, making it ideal for both cooking and casual dining. Adjacent to the kitchen, you’ll find a guest bedroom, providing added privacy and convenience. The primary suite features a relaxing retreat with a walk-in closet and an en suite bathroom featuring a shower and dual vanities. The additional three bedrooms are spacious and share access to a secondary bathroom. Upstairs, a loft space adds versatility. The laundry room completes the second floor, adding convenience to your daily routine. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

  43. 2026-06-17
    days on market $340,990 Active 29 DOM
    Show marketing remark (1167 chars)

    Check out 132 Lazzon Road, a beautiful new home in our Tyger Pines community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, featuring ample space. As you enter, you’ll be greeted by a foyer that leads you into the heart of the home. The open-concept design blends the spacious family room, dining room, and kitchen, creating an airy and inviting atmosphere. The chef’s kitchen is equipped with modern appliances, ample cabinet space, a walk-in pantry, and a breakfast bar, making it ideal for both cooking and casual dining. Adjacent to the kitchen, you’ll find a guest bedroom, providing added privacy and convenience. The primary suite features a relaxing retreat with a walk-in closet and an en suite bathroom featuring a shower and dual vanities. The additional three bedrooms are spacious and share access to a secondary bathroom. Upstairs, a loft space adds versatility. The laundry room completes the second floor, adding convenience to your daily routine. With its thoughtful design, spacious layout, and modern features, this home is the perfect place to call home. Pictures are representative.

  44. 2026-06-16
    days on market $340,990 Active 28 DOM
  45. 2026-06-15
    days on market $340,990 Active 27 DOM
  46. 2026-06-14
    days on market $340,990 Active 25 DOM
  47. 2026-06-13
    days on market $340,990 Active 24 DOM
  48. 2026-06-10
    days on market $340,990 Active 22 DOM
  49. 2026-06-09
    days on market $340,990 Active 21 DOM
  50. 2026-06-08
    days on market $340,990 Active 20 DOM

ⓘ 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 1/10 Low
  • 🌡 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$27,031
− Mortgage interest
−$17,807
− Property taxes
−$4,768
− Insurance
−$1,590
− Repairs & maintenance
−$2,162
− Management
−$2,162
− HOA
−$756
− Depreciation
−$9,248
Taxable loss
−$11,463
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,751
After-tax cash flow
$-3,013/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 · 2 photos

Excellent 100/100 None rehab

This beautiful new home in Tyger Pines is move-in ready with excellent condition and ample space. It features modern amenities and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

  • Both Painting — Enhances curb appeal and interior aesthetics
  • Both Landscaping — Improves curb appeal and enhances property value
  • Both New flooring — Enhances interior aesthetics and increases value
  • Both New kitchen appliances — Modernizes the kitchen and increases value
C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Reidville Elementary C+ SC #102/597 Nat'l #8,534/41,679 Middle Florence Chapel Middle C- SC #42/229 Nat'l #4,042/14,009 High James Byrnes Freshman Academy A SC #12/196 Nat'l #704/17,239

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 — Moore

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County
Spartanburg County · 325,495 people
City population
16,503
Metro
Spartanburg, SC
Population (ZIP)
16,503
Household income
$82,924
Rent vs Own
13.3% rent · 86.7% own
Severe rent burden
22% of renters

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

Price history

-6.2% since first listed
7 events — show timeline
  • 2026-06-18 Price Changed $319,900 Zillow
  • 2026-06-18 Price Changed $319,900 Greater Greenville MLS
  • 2026-06-17 Price Changed $319,900 SPMLS
  • 2026-06-11 Price Changed $320,990 Zillow
  • 2026-05-20 Listed $340,990 SPMLS
  • 2026-05-19 Listed $340,990 Greater Greenville MLS
  • 2026-05-15 Listed $340,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…