200 Poole Street St · Woodruff, SC 29388

$145,000

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 31 Days on market

Built 1902 9,583 sqft lot Est $235k · 38% under

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Why this score? — see what drove the B- 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home, offering comfort, space, and endless outdoor potential! Situated on a large, spacious lot, this property provides plenty of room for outdoor living, gardening, pets, or future expansion. Conveniently located near local shops, dining, and schools, this home combines small-town charm with easy access to nearby amenities.

Key facts

• Near schools
• Near dining
• Large lot

Tags

• LARGE LOT
• OUTDOOR LIVING
• NEAR LOCAL SHOPS
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Financial info: Annual tax approximately $349

Exterior

• Home design: Single family residence; One story
• Construction: Residential property; Above-grade finished area approximately 1,325
• Exterior features: Porch

Interior

• Bedrooms: One-level home
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Elementary (math 48% / reading 41%, grade F, #226 of 597 statewide, top 40%, 647 students, 81% FRL); Woodruff Middle (math 42% / reading 38%, grade F, #78 of 229 statewide, top 35%, 686 students, 78% FRL); Woodruff High (math 67% / reading 82%, grade B+, #38 of 196 statewide, top 20%, 788 students, 73% FRL) — zoned schools average 77% FRL vs 54% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $234,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
278 Woodruff St	0.42mi	3/2.0	1,278 (+0%)	4mo	$190,000	$149	74
250 Buncombe St	0.36mi	3/2.0	1,250 (-2%)	8mo	$230,000	$184	71
34 Fowler Dr	0.42mi	3/2.0	1,170 (-8%)	1mo	$175,000	$150	64
307 Woodruff St	0.44mi	2/1.0 (-1)	1,178 (-8%)	3mo	$170,000	$144	58
458 Buncombe St	0.60mi	3/2.0	1,229 (-4%)	10mo	$199,000	$162	56
236 Stone Ave	0.69mi	3/2.0	1,326 (+4%)	4mo	$245,000	$185	56
453 Josephine Dr	0.73mi	3/2.0	1,338 (+5%)	6mo	$249,999	$187	51
248 Hawthorne Ave	0.48mi	3/2.5	1,416 (+11%)	9mo	$225,000	$159	48
9 Poplar St	0.73mi	3/2.5	1,383 (+8%)	0mo	$260,000	$188	48
452 Josephine Dr	0.72mi	2/2.0 (-1)	1,153 (-10%)	3mo	$224,990	$195	41
16 Poplar St	0.72mi	3/2.0	1,090 (-15%)	2mo	$210,000	$193	39
140 Simpson Ave	0.66mi	2/1.0 (-1)	1,100 (-14%)	3mo	$92,000	$84	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,091
• Equity at exit: $21,620

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $34,575
• Equity at exit: $12,537

Cash invested: $40,600 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$760
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $403

Break-even live

Break-even rent $1,076

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $485	-5% $444	+0% $403	+5% $362	+10% $321
Rent	-10% $278	-5% $340	+0% $403	+5% $465	+10% $528
Rate	-1.0pp $476	-0.5pp $440	base $403	+0.5pp $365	+1.0pp $327

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
886 Purcell Dr Woodruff, SC	4.0	2.5	1600	$1,749	$1.09	3d	1	0.72mi
251 Fairview St Unit 1 Woodruff, SC	2.0	1.0	896	$875	$0.98	24d	1	1.12mi
119 Cannon St Woodruff, SC	3.0	2.5	1333	$1,845	$1.38	4d	1	1.20mi
605 Round St Woodruff, SC	2.0	1.0	1073	$1,395	$1.30	24d	1	1.34mi
476 Sharpe St Woodruff, SC	3.0	2.0	1152	$1,295	$1.12	24d	1	1.40mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   price $145,000
3. 2026-04-17
   listed $150,000 Active
4. 2025-03-27
   soldstatus $100,000 Closed
5. 2025-03-27
   soldstatus $100,000
6. 2025-02-15
   status Pending
7. 2025-01-21
   price $119,900
8. 2024-12-15
   listed $125,000 Active
9. 2001-08-01
   soldstatus $136,000
10. 1986-04-01
    soldstatus $8,600

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$478/yr (+$40/mo · 137.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,028
• − Mortgage interest: −$8,122
• − Property taxes: −$348
• − Insurance: −$725
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,218
• Taxable income: $2,570
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $4,217/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 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

Livability — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodruff, SC
• County: Spartanburg County · 258,607 people
• City population: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 303.0

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 (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: —

Market trends

• HPI YoY: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

+1586.0% since first listed

10 events — show timeline

• 2026-05-19 Pending — SPMLS
• 2026-04-28 Price Changed $145,000 SPMLS
• 2026-04-17 Listed $150,000 SPMLS
• 2025-03-27 Sold (Public Records) $100,000 Public Records
• 2025-03-27 Sold (MLS) $100,000 SPMLS
• 2025-02-15 Pending — SPMLS
• 2025-01-21 Price Changed $119,900 SPMLS
• 2024-12-15 Listed $125,000 SPMLS
• 2001-08-01 Sold (Public Records) $136,000 Public Records
• 1986-04-01 Sold (Public Records) $8,600 Public Records

Property tax history

-4.3%/yr

Latest (2025): $348 · -56.7% YoY. Source: county tax records.