115 Piedmont St · Duncan, SC 29334

$159,900

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 3 Days on market

Built 1940 0.34 ac lot Est $128k · 25% 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• 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

If you've been searching for a well-loved home with personality plus, look no further! This sweet 2-bed, 1-bath bungalow in Duncan is the kind of place that just feels like home the second you pull up. Inside, everything's been kept up nicely, no projects waiting for you here. Just move in and get comfortable. The layout flows well and has that warm, lived-in feel that's hard to find in newer construction. Out back is where this one really shines. The screened-in porch is seriously a game changer, you’re going to love it out there. There's also an outbuilding on the property that's perfect for extra storage, a workshop, or whatever hobby space you've been dreaming about. Duncan's location is hard to beat too with a small town vibe with quick and easy access to both Spartanburg and Greenville via I-85. Best of both worlds!

Key facts

• Outbuilding
• Screened-in porch
• Extra storage

Tags

• SCREENED-IN PORCH
• OUTBUILDING
• EXTRA STORAGE
• WORKSHOP
• HOBBY SPACE

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric-powered systems
• Home design: Single-story residence; Approximate age: 50+ years; Residential property (disclosure required); Lead-based paint disclosure required
• Construction: Asbestos shingle exterior; Composition shingle roof; Crawl space foundation; Attic and outbuilding for storage
• Exterior features: Front porch; Screened porch; Level lot with some trees and sidewalk

Interior

• Kitchen: 12 x 12 kitchen; Disposal
• Bedrooms: Primary bedroom on main level (16 x 12); Second bedroom on main level (12 x 10); Two bedrooms on the main level
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Natural gas heating; Electric cooling; Electric water heater
• Interior features: Blown ceiling; Laminate countertops; No fireplace; Combo living and dining room; Attic
• Laundry & utility: First-floor laundry; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/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 $156k (2.7% below list).
• Recommended offer: $156k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.8% 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) — zoned schools average 100% FRL vs 39% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Spartanburg 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 144 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $48k; list at $160k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $155,536 (2.7% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $128,310
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 North St St	0.10mi	2/1.0	944 (+4%)	2mo	$115,000	$122	87
101 Greer St. St	0.11mi	2/1.0	1,008 (+11%)	3mo	$120,000	$119	75
114 N Moore St	0.51mi	2/1.0	918 (+1%)	5mo	$105,000	$114	70
108 Lynwood Dr	0.70mi	2/1.0	905 (-0%)	4mo	$179,000	$198	63
222 Crescent Cir	0.59mi	2/1.0	894 (-2%)	12mo	$158,000	$177	60
226 Crescent Cir	0.61mi	2/1.0	924 (+2%)	15mo	$178,000	$193	56
100 Rose St	0.36mi	2/1.0	990 (+9%)	22mo	$140,000	$141	50

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-11,680
• Equity at exit: $23,842

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,834
• Equity at exit: $13,825

Cash invested: $44,772 (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: 144
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $260

Break-even live

Break-even rent $1,226

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• 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	14d	11	1.14mi

Listing history 2 events

1. 2026-06-07
   remarks 693-char remark
2. 2026-06-07
   listed $159,900 Pending 3 DOM

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$151/yr (+$13/mo · 19.9%)

ⓘ 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: $18,664
• − Mortgage interest: −$8,957
• − Property taxes: −$760
• − Insurance: −$800
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,652
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $3,000/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

+166.9% since first listed

11 events — show timeline

• 2026-06-06 Pending — Greater Greenville MLS
• 2026-06-05 Pending — SPMLS
• 2026-06-05 Contingent — Greater Greenville MLS
• 2026-06-03 Listed $159,900 SPMLS
• 2026-06-03 Listed $159,900 Greater Greenville MLS
• 2015-04-01 Sold (Public Records) $48,300 Public Records
• 2015-03-31 Sold (MLS) $48,300 Greater Greenville MLS
• 2015-03-31 Sold (MLS) $48,300 SPMLS
• 2015-02-15 Listing Removed — Greater Greenville MLS
• 2015-02-06 Listed $59,900 SPMLS
• 2014-11-22 Listed $59,900 Greater Greenville MLS

Property tax history

+19.5%/yr

Latest (2025): $760 · +2.2% YoY. Source: county tax records.