311 Arthur Blvd · Union, SC 29379

$70,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 178 Days on market

0.43 ac lot ↓ 42% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

Key facts

• 0.43 acre lot
• Listed 178 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.8% in Union — 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 52/100 on livability (#359 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Foster Park Elementary (math 23% / reading 23%, grade F, #469 of 597 statewide, top 79%, 456 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 121 active listings in the ZIP; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (42%) 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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 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: 1.47% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $142,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Arthur Blvd Blvd	0.28mi	3/1.5 (+1)	1,230 (-1%)	8mo	$179,900	$146	72
301 Catawba St	0.25mi	3/2.0 (+1)	1,288 (+4%)	2mo	$195,000	$151	71
104 Mcpherson St	0.18mi	3/1.5 (+1)	1,345 (+8%)	12mo	$138,000	$103	60
118 Brockman Heights Dr	0.24mi	3/2.0 (+1)	1,368 (+10%)	12mo	$50,000	$37	52
200 Brockman Hts	0.27mi	3/1.0 (+1)	1,379 (+11%)	16mo	$130,000	$94	51
115 Wedgewood Ct	0.34mi	3/1.5 (+1)	1,344 (+8%)	21mo	$131,000	$97	46
113 Hillcrest Dr	0.54mi	3/1.0 (+1)	1,367 (+10%)	12mo	$180,000	$132	42
117 Hillcrest Dr	0.56mi	2/1.0	1,376 (+11%)	23mo	$158,000	$115	36
112 Chelsea Ct	0.73mi	3/2.0 (+1)	1,143 (-8%)	15mo	$172,800	$151	32

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $12,388
• Equity at exit: $10,437

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $41,317
• Equity at exit: $6,052

Cash invested: $19,600 (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 29379

• Home prices YoY: -31.6%
• Active inventory: 121
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $373

Break-even live

Break-even rent $559

Max offer price $70,000

Occupancy floor 59%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-09-22
   status Pending 578-char remark

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

2. 2025-09-11
   status Pending
3. 2025-08-19
   price $70,000

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

4. 2025-08-19
   price $70,000 578-char remark

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

5. 2025-07-08
   price $80,000
6. 2025-07-07
   price $80,000 578-char remark

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

7. 2025-05-15
   price $90,000

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

8. 2025-05-15
   price $90,000 578-char remark

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

9. 2025-04-20
   price $105,000

   Show marketing remark (578 chars)

   Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

10. 2025-04-20
    price $105,000 578-char remark

    Show marketing remark (578 chars)

    Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

11. 2025-03-18
    listed $119,900 Active 578-char remark

    Show marketing remark (578 chars)

    Investor Special! Fix & Flip or Buy & Hold. Priced to Sell – Huge Potential! Attention investors and savvy buyers! This 1,240 sq. ft. home sits on a spacious huge lot and is ready for your vision. Whether you're looking for your next fix & flip or a rental property, this diamond in the rough is priced right and ready for transformation. This home is being sold AS-IS, making it an ideal opportunity for those looking to add value and maximize returns. Don’t miss out on this rare find—schedule a showing today and unlock the possibilities!

12. 2025-03-17
    listed $119,900 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: $548 · $46/mo
• Projected year-2 tax: $548 · $46/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,375
• − Mortgage interest: −$3,921
• − Property taxes: −$548
• − Insurance: −$350
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,036
• Taxable income: $3,539
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $3,624/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Union

• Score: 52/100
• State rank: #359
• US rank: #25100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, SC
• Population (ZIP): 17,580

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -21.5pp toward R · 2008: -11.2pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+24.5 2016: R+19.3 2012: R+6.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.94%
• Current HPI: 158.1075
• Rent YoY: —
• Metro: —
• 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

-41.6% since first listed

12 events — show timeline

• 2025-09-22 Pending — SPMLS
• 2025-09-11 Pending — Greater Greenville MLS
• 2025-08-19 Price Changed $70,000 Greater Greenville MLS
• 2025-08-19 Price Changed $70,000 SPMLS
• 2025-07-08 Price Changed $80,000 Greater Greenville MLS
• 2025-07-07 Price Changed $80,000 SPMLS
• 2025-05-15 Price Changed $90,000 Greater Greenville MLS
• 2025-05-15 Price Changed $90,000 SPMLS
• 2025-04-20 Price Changed $105,000 Greater Greenville MLS
• 2025-04-20 Price Changed $105,000 SPMLS
• 2025-03-18 Listed $119,900 SPMLS
• 2025-03-17 Listed $119,900 Greater Greenville MLS

Property tax history

+36.2%/yr

Latest (2025): $548 · +7.1% YoY. Source: county tax records.