2056 Pineview Dr Unit *** · Spartanburg, SC 29307

$245,000

4 bd · 0.0 ba · 1,944 sqft · MultiFamily · 25 Days on market

Built 1974 Fair condition 1.18 ac lot

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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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investor Opportunity – Turnkey Duplex! Welcome to 2056-2058 Pineview Drive in Spartanburg— a well-maintained duplex. Each unit features 2 bedrooms and 1 full bathroom with approximately 972 square feet per side, providing comfortable and functional living space for tenants. Unit’s features include: central heat and air, dishwasher, range, refrigerator, storage, washer & dryer connections. Whether you're looking to expand your rental portfolio or step into your first investment property, this duplex offers strong income potential in a high-demand Spartanburg Eastside rental area. Don’t miss your chance to own a great multi-family property in Spartanburg conveni

Key facts

• Storage
• Turnkey duplex
• Central heat and air

Tags

• TURNKEY DUPLEX
• CENTRAL HEAT AND AIR
• DISHWASHER
• REFRIGERATOR
• STORAGE
• WASHER AND DRYER CONNECTIONS

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Duplex residential income property; One story
• Construction: Brick veneer exterior
• Exterior features: Composition roof; Lot approximately 1.18 acres; Irregular lot dimensions

Interior

• Heating & cooling: Heat pump; Forced air heating; Ceiling heating; Electric cooling
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $245k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive. Per door: $44/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (8.0% below list).
• Recommended offer: $226k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Jesse Boyd Elementary (math 52% / reading 57%, grade C, #123 of 597 statewide, top 22%, 495 students, 57% FRL); Mccracken Middle (math 41% / reading 49%, grade D, #48 of 229 statewide, top 22%, 926 students, 78% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL).
• Zoned-school proficiency averages 58% at this address vs 38% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Spartanburg 07 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 276 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 41% of the median local income ($66k/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 $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 25 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) 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 $225,500 (8.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-39,274
• Equity at exit: $36,530

10-year hold

• IRR: -13.2%
• Equity multiple: 0.31×
• Total profit: $-47,293
• Equity at exit: $21,183

Cash invested: $68,600 (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 29307

• Home prices YoY: -17.7%
• Rents YoY: 0.6%
• Active inventory: 276
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $88

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 91%

Sensitivity live

Price	-10% $258	-5% $173	+0% $88	+5% $4	+10% $-81
Rent	-10% $-90	-5% $-1	+0% $88	+5% $177	+10% $266
Rate	-1.0pp $212	-0.5pp $151	base $88	+0.5pp $25	+1.0pp $-40

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,254
Total (2 units)			$2,255

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Broadway St Glendale, SC	3.0	2.0	1799	$2,200	$1.22	15d	1	0.74mi
1631 Fernwood Glendale Rd Spartanburg, SC	2.0–3.0	1.5	1100	$1,045	$0.95	15d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $245,000 Active 25 DOM
2. 2026-06-18
   price $245,000 Active 22 DOM
3. 2026-06-18
   days on market $260,000 Active 22 DOM
4. 2026-06-17
   days on market $260,000 Active 21 DOM
5. 2026-06-16
   days on market $260,000 Active 20 DOM
6. 2026-06-15
   days on market $260,000 Active 19 DOM
7. 2026-06-14
   days on market $260,000 Active 17 DOM
8. 2026-06-13
   days on market $260,000 Active 16 DOM
9. 2026-06-10
   days on market $260,000 Active 14 DOM
10. 2026-06-09
    days on market $260,000 Active 13 DOM
11. 2026-06-08
    days on market $260,000 Active 12 DOM
12. 2026-06-07
    days on market $260,000 Active 11 DOM
13. 2026-06-02
    days on market $260,000 Active 6 DOM
14. 2026-06-01
    days on market $260,000 Active 5 DOM
15. 2026-05-31
    days on market $260,000 Active 4 DOM
16. 2026-05-30
    days on market $260,000 Active 3 DOM
17. 2026-05-27
    listed $260,000 Active
18. 2025-02-07
    historical $750
19. 2025-02-03
    listed $750

ⓘ 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 5/10 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: $27,060
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$7,127
• Taxable loss: −$3,021
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $1,785/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

Fair 45/100 Moderate rehab

This well-maintained but dated duplex requires moderate renovations to improve its curb appeal and interior aesthetics, enhancing both resale and rental value.

Repairs flagged

• Moderate Brick siding — Weathered and in need of repainting
• Moderate Roof — Aged and may need replacement
• Moderate Hardwood flooring — Worn and may need refinishing
• Moderate Paint — Faded and may need repainting

Value-add opportunities

• Both Painting and repainting — Enhances curb appeal and interior aesthetics
• Both Floor refinishing — Improves appearance and value
• Both HVAC replacement — Improves comfort and energy efficiency
• Both Kitchen and bathroom updates — Modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Brick siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Roof · Aged and may need replacement	Moderate	$3,000–15,000
Hardwood flooring · Worn and may need refinishing	Moderate	$3,000–15,000
Paint · Faded and may need repainting	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both Floor refinishing — Improves appearance and value ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases value ↑

ⓘ 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 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

• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 19,115
• Household income: $65,850
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 438.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 4% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -52.58%
• Current HPI: 244.9855
• Rent YoY: ▲ 0.64%
• 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

3 events — show timeline

• 2026-05-27 Listed $260,000 SPMLS
• 2025-02-07 Rental Removed $750 TURBOTENANT
• 2025-02-03 Listed for Rent $750 TURBOTENANT