101 Parker St · Duncan, SC 29334

$175,000

2 bd · 1.0 ba · 773 sqft · SingleFamily public records · 88 Days on market

Built 1925 10,105 sqft lot Est $131k · 34% over

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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 +15.9/30.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1 bath cozy home has many modern updated features! The exterior features include a cover front porch perfect for those southern mornings and evenings. Deck at the back of the home for watching the kids play in the fenced-in large back yard. The roof and HVAC are only a few years old. The interior paint, vinyl flooring, stainless kitchen appliances and some light fixtures are only a few years old as well. This home is conveniently located just a block off Main Street in desirable school district #5.

Key facts

• Ample cabinet space
• Outdoor space
• Convenient location

Tags

• WELCOMING LIVING AREA
• AMPLE CABINET SPACE
• OUTDOOR SPACE
• CONVENIENT LOCATION
• EASY ACCESS TO LOCAL SHOPS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Lot about 0.232 acres

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (13.0% below list).
• Recommended offer: $152k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.7% in Duncan — 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 68/100 on livability (#78 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities D-.
• 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: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL); D. R. Hill Middle (math 28% / reading 38%, grade F, #116 of 229 statewide, top 51%, 702 students, 80% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 79% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,190 (13.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $130,637
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Christopher St	0.28mi	2/1.0	800 (+4%)	6mo	$135,000	$169	76
114 S Spencer St	0.40mi	1/1.0 (-1)	752 (-3%)	16mo	$86,000	$114	58

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-25,261
• Equity at exit: $26,093

10-year hold

• IRR: -8.4%
• Equity multiple: 0.51×
• Total profit: $-24,122
• Equity at exit: $15,131

Cash invested: $49,000 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 143
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $84

Break-even live

Break-even rent $1,415

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $183	-5% $134	+0% $84	+5% $35	+10% $-15
Rent	-10% $-36	-5% $24	+0% $84	+5% $144	+10% $204
Rate	-1.0pp $172	-0.5pp $129	base $84	+0.5pp $39	+1.0pp $-7

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Universal Dr Lyman, SC	1.0–3.0	1.0–2.5	1060	$1,524	$1.44	15d	11	1.41mi

Listing history 37 events

1. 2026-06-22
   days on market $175,000 Active 88 DOM
2. 2026-06-18
   days on market $175,000 Active 85 DOM
3. 2026-06-17
   days on market $175,000 Active 84 DOM
4. 2026-06-16
   days on market $175,000 Active 83 DOM
5. 2026-06-15
   days on market $175,000 Active 82 DOM
6. 2026-06-14
   days on market $175,000 Active 80 DOM
7. 2026-06-13
   days on market $175,000 Active 79 DOM
8. 2026-06-10
   days on market $175,000 Active 77 DOM
9. 2026-06-09
   days on market $175,000 Active 76 DOM
10. 2026-06-08
    days on market $175,000 Active 75 DOM
11. 2026-06-07
    days on market $175,000 Active 74 DOM
12. 2026-06-02
    days on market $175,000 Active 69 DOM
13. 2026-06-01
    days on market $175,000 Active 68 DOM
14. 2026-05-31
    days on market $175,000 Active 67 DOM
15. 2026-05-30
    days on market $175,000 Active 66 DOM
16. 2026-03-25
    listed $175,000 Active
17. 2024-05-15
    soldstatus $165,000
18. 2024-05-14
    soldstatus $165,000 Sold 518-char remark

    Show marketing remark (518 chars)

    This 2 bedroom 1 bath cozy home has many modern updated features! The exterior features include a cover front porch perfect for those southern mornings and evenings. Deck at the back of the home for watching the kids play in the fenced-in large back yard. The roof and HVAC are only a few years old. The interior paint, vinyl flooring, stainless kitchen appliances and some light fixtures are only a few years old as well. This home is conveniently located just a block off Main Street in desirable school district #5.

19. 2024-04-06
    status Pending 518-char remark

    Show marketing remark (518 chars)

    This 2 bedroom 1 bath cozy home has many modern updated features! The exterior features include a cover front porch perfect for those southern mornings and evenings. Deck at the back of the home for watching the kids play in the fenced-in large back yard. The roof and HVAC are only a few years old. The interior paint, vinyl flooring, stainless kitchen appliances and some light fixtures are only a few years old as well. This home is conveniently located just a block off Main Street in desirable school district #5.

20. 2024-03-30
    listed $160,000 Active 518-char remark

    Show marketing remark (518 chars)

    This 2 bedroom 1 bath cozy home has many modern updated features! The exterior features include a cover front porch perfect for those southern mornings and evenings. Deck at the back of the home for watching the kids play in the fenced-in large back yard. The roof and HVAC are only a few years old. The interior paint, vinyl flooring, stainless kitchen appliances and some light fixtures are only a few years old as well. This home is conveniently located just a block off Main Street in desirable school district #5.

21. 2020-01-21
    soldstatus $89,900
22. 2020-01-17
    soldstatus $89,900 Sold In-House 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

23. 2019-12-02
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

24. 2019-11-11
    status Active 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

25. 2019-10-31
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

26. 2019-10-28
    price $89,900 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

27. 2019-10-15
    price $94,900 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

28. 2019-09-27
    price $99,500 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

29. 2019-09-14
    price $104,900 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

30. 2019-09-13
    status Active 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

31. 2019-08-14
    historical 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

32. 2019-07-31
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

33. 2019-07-29
    listed $99,900 Active 479-char remark

    Show marketing remark (479 chars)

    Freshly Updated and Move-In Ready! Two bedroom one bath bungalow in Desirable School District 5! Located just a block off Main Street, this home offers FRESH paint, NEW vinyl flooring, STAINLESS appliances, new HVAC, new ROOF, some NEW light fixtures, covered front porch, and back deck. Convenient Location and is located in USDA Eligible area. Call us today! Note Bedroom 2 does not have a closet. Seller will consider owner financing with a down payment of $10,000.00 or more.

34. 2019-03-27
    soldstatus $48,000 Sold In-House
35. 2019-03-01
    historical Contingent on Inspection
36. 2019-02-25
    listed $50,000 Active
37. 2008-03-28
    soldstatus $22,750

ⓘ 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: $1,530 · $127/mo
• Projected year-2 tax: $1,530 · $127/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,263
• − Mortgage interest: −$9,803
• − Property taxes: −$1,530
• − Insurance: −$875
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$5,091
• Taxable loss: −$1,957
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,480/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 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 — Duncan

• Score: 68/100
• State rank: #78
• US rank: #9099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncan, SC
• County: Spartanburg County · 258,607 people
• City population: 18,575
• Metro: Spartanburg, SC
• Population (ZIP): 18,575
• Household income: $81,413
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 300.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -63.74%
• Current HPI: 230.2483
• Rent YoY: ▲ 1.52%
• 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

+669.2% since first listed

22 events — show timeline

• 2026-03-25 Listed $175,000 Consolidated MLS
• 2024-05-15 Sold (Public Records) $165,000 Public Records
• 2024-05-14 Sold (MLS) $165,000 Greater Greenville MLS
• 2024-04-06 Pending — Greater Greenville MLS
• 2024-03-30 Listed $160,000 Greater Greenville MLS
• 2020-01-21 Sold (Public Records) $89,900 Public Records
• 2020-01-17 Sold (MLS) $89,900 SPMLS
• 2019-12-02 Pending — SPMLS
• 2019-11-11 Relisted — SPMLS
• 2019-10-31 Pending — SPMLS
• 2019-10-28 Price Changed $89,900 SPMLS
• 2019-10-15 Price Changed $94,900 SPMLS
• 2019-09-27 Price Changed $99,500 SPMLS
• 2019-09-14 Price Changed $104,900 SPMLS
• 2019-09-13 Relisted — SPMLS
• 2019-08-14 Delisted — SPMLS
• 2019-07-31 Pending — SPMLS
• 2019-07-29 Listed $99,900 SPMLS
• 2019-03-27 Sold (MLS) $48,000 SPMLS
• 2019-03-01 Contingent — SPMLS
• 2019-02-25 Listed $50,000 SPMLS
• 2008-03-28 Sold (Public Records) $22,750 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,530 · +53.2% YoY. Source: county tax records.