13 Damson St · Whitney, SC 29303

$169,900

1 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 80 Days on market

Built 1935 9,147 sqft lot Est $196k · 14% under ↓ 15% 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 +13.6/15.0
• Cash flow +8.0/30.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming Spartanburg gem that perfectly blends character with modern convenience. Nestled in an accessible location just minutes from Interstate 85, this delightful three-bedroom home offers the kind of easy living that today's buyers crave. Step inside and you'll immediately notice the beautiful pine floors that flow throughout the home, adding warmth and timeless appeal to every room. These stunning hardwoods set the stage for a residence that honors its classic roots while embracing thoughtful updates where they matter most. The updated kitchen is truly the heart of this home, featuring modern finishes that make meal preparation and entertaining a genuine pleasure. Whether you're cooking a weeknight dinner or hosting weekend gatherings, this refreshed space delivers both style and functionality. With three comfortable bedrooms and a well-appointed bathroom, the layout provides ample room and a smart investment opportunity. Outside, a convenient outbuilding offers valuable extra storage space — perfect for tools, seasonal items, or hobby supplies. Location is everything, and this property delivers. The proximity to Interstate 85 means effortless commuting in any direction, while nearby Spartanburg Regional Medical Center provides peace of mind with world-class healthcare just moments away. Shopping, dining, and entertainment options are all within easy reach. Don't let this opportunity pass you by. Schedule your private showing today and discover everything 13 Damson Street has to offer!

Key facts

• Outbuilding
• Updated kitchen
• 9,147 sq ft lot

Tags

• UPDATED KITCHEN
• OUTBUILDING
• PROXIMITY TO INTERSTATE 85

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Paved concrete driveway; No garage
• Utilities: Public water; Public sewer; Electric water heater; Public garbage pickup; Electric power
• Home design: Single-story residence; Built around 1935; Crawl space foundation; Vinyl siding exterior; Architectural roof
• Construction: Built in 1935; Vinyl siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Front porch; Some storm doors; Some storm windows; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Level lot; Outbuilding for storage

Interior

• Kitchen: Kitchen (23 x 15); Self-cleaning oven; Stand-alone smooth-top range
• Bedrooms: Primary bedroom on main level (15 x 16); Second bedroom (13 x 11); Third bedroom (13 x 8); Three bedrooms on main level
• Flooring: Pine flooring; Luxury vinyl tile/plank
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Heat pump; Electric cooling via heat pump
• Interior features: Cable available; Smooth ceilings; Some window treatments; Laminate countertops; One gas-log fireplace
• Laundry & utility: Laundry on first floor; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (37.0% below list).
• Recommended offer: $107k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% in Whitney — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 80 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $106,971 (37.0% 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 80 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.63% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $196,452
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Damson St	0.03mi	2/1.0 (+1)	1,160 (-10%)	0mo	$165,000	$142	77
325 Mulligan St	0.59mi	2/1.0 (+1)	1,300 (+1%)	19mo	$189,000	$145	50
1062 Jenkins St	0.58mi	2/1.0 (+1)	1,159 (-10%)	10mo	$207,000	$179	43
1078 Mayview Street St	0.67mi	2/1.5 (+1)	1,180 (-8%)	11mo	$180,000	$153	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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.20×
• Total profit: $-37,832
• Equity at exit: $25,333

10-year hold

• IRR: -16.3%
• Equity multiple: 0.07×
• Total profit: $-44,281
• 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 29303

• Home prices YoY: -14.1%
• Rents YoY: 3.7%
• Active inventory: 378
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$891
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-172

Break-even live

Break-even rent $1,288

Max offer price $139,479

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-124	+0% $-172	+5% $-220	+10% $-268
Rent	-10% $-257	-5% $-214	+0% $-172	+5% $-130	+10% $-88
Rate	-1.0pp $-87	-0.5pp $-129	base $-172	+0.5pp $-216	+1.0pp $-261

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$775	$0.93	22d	1	1.06mi
345 Bryant Rd Spartanburg, SC	1.0–3.0	1.0–1.5	787	$1,185	$1.50	14d	1	1.06mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,280	$1.36	22d	32	1.14mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,000	$1.17	22d	3	1.31mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	22d	1	1.33mi

Listing history 25 events

1. 2026-06-21
   days on market $169,900 Active 80 DOM
2. 2026-06-18
   days on market $169,900 Active 77 DOM
3. 2026-06-17
   days on market $169,900 Active 76 DOM
4. 2026-06-16
   days on market $169,900 Active 75 DOM
5. 2026-06-15
   days on market $169,900 Active 74 DOM
6. 2026-06-14
   days on market $169,900 Active 72 DOM
7. 2026-06-13
   days on market $169,900 Active 71 DOM
8. 2026-06-10
   days on market $169,900 Active 69 DOM
9. 2026-06-09
   days on market $169,900 Active 68 DOM
10. 2026-06-09
    status $169,900 Active 67 DOM
11. 2026-05-30
    status $169,900 Pending 67 DOM
12. 2026-04-15
    price $169,900
13. 2026-04-14
    price $169,900 1541-char remark

    Show marketing remark (1541 chars)

    Welcome home to this charming Spartanburg gem that perfectly blends character with modern convenience. Nestled in an accessible location just minutes from Interstate 85, this delightful three-bedroom home offers the kind of easy living that today's buyers crave. Step inside and you'll immediately notice the beautiful pine floors that flow throughout the home, adding warmth and timeless appeal to every room. These stunning hardwoods set the stage for a residence that honors its classic roots while embracing thoughtful updates where they matter most. The updated kitchen is truly the heart of this home, featuring modern finishes that make meal preparation and entertaining a genuine pleasure. Whether you're cooking a weeknight dinner or hosting weekend gatherings, this refreshed space delivers both style and functionality. With three comfortable bedrooms and a well-appointed bathroom, the layout provides ample room and a smart investment opportunity. Outside, a convenient outbuilding offers valuable extra storage space — perfect for tools, seasonal items, or hobby supplies. Location is everything, and this property delivers. The proximity to Interstate 85 means effortless commuting in any direction, while nearby Spartanburg Regional Medical Center provides peace of mind with world-class healthcare just moments away. Shopping, dining, and entertainment options are all within easy reach. Don't let this opportunity pass you by. Schedule your private showing today and discover everything 13 Damson Street has to offer!

14. 2026-03-23
    listed $174,900 Active 1541-char remark

    Show marketing remark (1541 chars)

    Welcome home to this charming Spartanburg gem that perfectly blends character with modern convenience. Nestled in an accessible location just minutes from Interstate 85, this delightful three-bedroom home offers the kind of easy living that today's buyers crave. Step inside and you'll immediately notice the beautiful pine floors that flow throughout the home, adding warmth and timeless appeal to every room. These stunning hardwoods set the stage for a residence that honors its classic roots while embracing thoughtful updates where they matter most. The updated kitchen is truly the heart of this home, featuring modern finishes that make meal preparation and entertaining a genuine pleasure. Whether you're cooking a weeknight dinner or hosting weekend gatherings, this refreshed space delivers both style and functionality. With three comfortable bedrooms and a well-appointed bathroom, the layout provides ample room and a smart investment opportunity. Outside, a convenient outbuilding offers valuable extra storage space — perfect for tools, seasonal items, or hobby supplies. Location is everything, and this property delivers. The proximity to Interstate 85 means effortless commuting in any direction, while nearby Spartanburg Regional Medical Center provides peace of mind with world-class healthcare just moments away. Shopping, dining, and entertainment options are all within easy reach. Don't let this opportunity pass you by. Schedule your private showing today and discover everything 13 Damson Street has to offer!

15. 2026-03-23
    listed $174,900 Active

    Show marketing remark (1541 chars)

    Welcome home to this charming Spartanburg gem that perfectly blends character with modern convenience. Nestled in an accessible location just minutes from Interstate 85, this delightful three-bedroom home offers the kind of easy living that today's buyers crave. Step inside and you'll immediately notice the beautiful pine floors that flow throughout the home, adding warmth and timeless appeal to every room. These stunning hardwoods set the stage for a residence that honors its classic roots while embracing thoughtful updates where they matter most. The updated kitchen is truly the heart of this home, featuring modern finishes that make meal preparation and entertaining a genuine pleasure. Whether you're cooking a weeknight dinner or hosting weekend gatherings, this refreshed space delivers both style and functionality. With three comfortable bedrooms and a well-appointed bathroom, the layout provides ample room and a smart investment opportunity. Outside, a convenient outbuilding offers valuable extra storage space — perfect for tools, seasonal items, or hobby supplies. Location is everything, and this property delivers. The proximity to Interstate 85 means effortless commuting in any direction, while nearby Spartanburg Regional Medical Center provides peace of mind with world-class healthcare just moments away. Shopping, dining, and entertainment options are all within easy reach. Don't let this opportunity pass you by. Schedule your private showing today and discover everything 13 Damson Street has to offer!

16. 2025-08-12
    listed $187,555 Active
17. 2025-07-31
    historical
18. 2025-03-26
    status Active
19. 2025-03-26
    status Active
20. 2025-02-13
    status Pending
21. 2025-02-13
    status Pending
22. 2025-02-10
    price $189,900
23. 2025-02-10
    price $189,900
24. 2025-01-07
    listed $199,900 Active
25. 2025-01-07
    listed $199,900 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: $666 · $56/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$302/yr (+$25/mo · 45.4%)

ⓘ 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 2/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,837
• − Mortgage interest: −$9,517
• − Property taxes: −$666
• − Insurance: −$850
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$4,943
• Taxable loss: −$5,193
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $-820/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 — Whitney

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

Census & demographics

• Census place: Whitney, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 28,381
• Household income: $48,295
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1218.0

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 42% Black 36% Hispanic / Latino 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Subsaharan African 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 2% 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: ▼ -45.19%
• Current HPI: 274.443
• Rent YoY: ▲ 3.69%
• 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

-15.0% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $169,900 Greater Greenville MLS
• 2026-04-14 Price Changed $169,900 SPMLS
• 2026-03-23 Listed $174,900 SPMLS
• 2026-03-23 Listed $174,900 Greater Greenville MLS
• 2025-08-12 Listed $187,555 SPMLS
• 2025-07-31 Listing Removed — Greater Greenville MLS
• 2025-03-26 Relisted — SPMLS
• 2025-03-26 Relisted — Greater Greenville MLS
• 2025-02-13 Pending — SPMLS
• 2025-02-13 Pending — Greater Greenville MLS
• 2025-02-10 Price Changed $189,900 Greater Greenville MLS
• 2025-02-10 Price Changed $189,900 SPMLS
• 2025-01-07 Listed $199,900 SPMLS
• 2025-01-07 Listed $199,900 Greater Greenville MLS

Property tax history

+3.5%/yr

Latest (2025): $666 · +1.5% YoY. Source: county tax records.