The Dunmore - Two 1st Floor Bedrooms Plan · Spartanburg, SC 29307

$195,999

3 bd · 2.0 ba · 1,452 sqft · Townhouse · 170 Days on market

Excellent condition 1-car garage

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

The Dunmore blends modern comfort with effortless main-level living, making it an ideal choice for those ready to enjoy a low-maintenance lifestyle. Enter through the attached one-car garage and be welcomed into an open-concept gourmet kitchen, where stylish cabinetry and a generous center island overlook the bright great room. Luxury vinyl plank flooring unifies the main living spaces, creating the perfect setting for everyday living or entertaining guests, whether indoors or out on the rear patio. Designed with convenience in mind, the first floor features a serene owner's suite complete with an on-suite bath and spacious walk-in closet.

Key facts

• Open concept kitchen
• Main level living
• Gourmet kitchen

Tags

• MAIN LEVEL LIVING
• OPEN CONCEPT KITCHEN
• GOURMET KITCHEN
• REAR PATIO
• OWNER'S SUITE
• ON-SUITE BATH

🏗️ New construction. The $195,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $217,046.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $196k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (9.2% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.3% 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: 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 schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 38% district-wide (+22 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; 476 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 32% 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 170 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,479 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $217,046
• List price: $195,999
• Delta: -9.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4412 Duparc Way	0.03mi	3/2.5	1,452 (0%)	0mo	$209,999	$145	96
4456 Duparc Way	0.07mi	3/2.5	1,656 (+14%)	0mo	$214,000	$129	71
4411 Duparc Way	0.01mi	3/2.5	1,656 (+14%)	4mo	$200,000	$121	71
4420 Duparc Way	0.04mi	3/2.5	1,656 (+14%)	6mo	$229,000	$138	68
4464 Duparc Way	0.07mi	3/2.5	1,656 (+14%)	16mo	$244,500	$148	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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-45,233
• Equity at exit: $32,362

10-year hold

• IRR: -23.0%
• Equity multiple: -0.04×
• Total profit: $-63,117
• Equity at exit: $18,766

Cash invested: $60,773 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 20 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $214,999 ($133/sqft)
• Median days on market: 54 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +12.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29307

• Home prices YoY: -17.7%
• Rents YoY: 0.6%
• Active inventory: 476
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$1,138
• Tax est. 1.5%: −$271 /mo · $3,256/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-94

Break-even live

Break-even rent $1,899

Max offer price $203,508

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-19	+0% $-94	+5% $-169	+10% $-244
Rent	-10% $-234	-5% $-164	+0% $-94	+5% $-23	+10% $47
Rate	-1.0pp $16	-0.5pp $-38	base $-94	+0.5pp $-150	+1.0pp $-207

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: $54,262
• Closing costs: $6,511
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4555 Duparc Way Spartanburg, SC	3.0	2.5	1674	$2,050	$1.22	0d	1	0.21mi
407 Soft Breezes Ln Spartanburg, SC	3.0	2.0	1433	$1,550	$1.08	1d	1	0.63mi
253 Pebble Rock Cir #2 Spartanburg, SC	2.0	2.0	1056	$975	$0.92	162d	1	1.35mi
484 Mill Park Way Unit 1 Spartanburg, SC	3.0	3.0	1560	$2,200	$1.41	154d	1	1.39mi
476 Mill Park Way Spartanburg, SC	3.0	2.5	1581	$1,800	$1.14	51d	1	1.40mi

Property features AI

Finance

• Other: Address: Dunmore Plan, Spartanburg, SC 29307Listing status: Active
• Financial info: List price $194,999

Exterior

• Parking: 1-car garage / 1 parking space total
• Utilities: Central air conditioning
• Home design: Dunmore planNew construction plan
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $195,999 Active 170 DOM
2. 2026-11-07
   days on market $195,999 Active 169 DOM
3. 2026-11-06
   days on market $195,999 Active 168 DOM
4. 2026-11-05
   days on market $195,999 Active 167 DOM
5. 2026-11-04
   days on market $195,999 Active 166 DOM
6. 2026-11-02
   days on market $195,999 Active 164 DOM
7. 2026-11-01
   days on market $195,999 Active 163 DOM
8. 2026-10-31
   days on market $195,999 Active 162 DOM
9. 2026-10-30
   days on market $195,999 Active 161 DOM
10. 2026-10-29
    days on market $195,999 Active 160 DOM
11. 2026-10-28
    days on market $195,999 Active 159 DOM
12. 2026-10-27
    days on market $195,999 Active 158 DOM
13. 2026-10-26
    days on market $195,999 Active 157 DOM
14. 2026-10-25
    days on market $195,999 Active 156 DOM
15. 2026-10-24
    days on market $195,999 Active 155 DOM
16. 2026-10-23
    days on market $195,999 Active 154 DOM
17. 2026-10-22
    days on market $195,999 Active 153 DOM
18. 2026-10-21
    days on market $195,999 Active 152 DOM
19. 2026-10-20
    days on market $195,999 Active 151 DOM
20. 2026-10-19
    days on market $195,999 Active 150 DOM
21. 2026-10-18
    days on market $195,999 Active 149 DOM
22. 2026-10-17
    days on market $195,999 Active 148 DOM
23. 2026-10-16
    days on market $195,999 Active 147 DOM
24. 2026-10-15
    days on market $195,999 Active 146 DOM
25. 2026-10-14
    days on market $195,999 Active 145 DOM
26. 2026-10-13
    days on market $195,999 Active 144 DOM
27. 2026-10-12
    days on market $195,999 Active 143 DOM
28. 2026-10-11
    days on market $195,999 Active 142 DOM
29. 2026-10-10
    days on market $195,999 Active 141 DOM
30. 2026-10-09
    days on market $195,999 Active 140 DOM
31. 2026-10-08
    days on market $195,999 Active 139 DOM
32. 2026-10-07
    days on market $195,999 Active 138 DOM
33. 2026-10-06
    days on market $195,999 Active 137 DOM
34. 2026-10-05
    days on market $195,999 Active 136 DOM
35. 2026-10-04
    days on market $195,999 Active 135 DOM
36. 2026-10-03
    days on market $195,999 Active 134 DOM
37. 2026-10-02
    days on market $195,999 Active 133 DOM
38. 2026-10-01
    days on market $195,999 Active 132 DOM
39. 2026-09-30
    days on market $195,999 Active 131 DOM
40. 2026-09-29
    days on market $195,999 Active 130 DOM
41. 2026-09-27
    days on market $195,999 Active 128 DOM
42. 2026-09-26
    days on market $195,999 Active 127 DOM
43. 2026-09-25
    days on market $195,999 Active 126 DOM
44. 2026-09-24
    days on market $195,999 Active 125 DOM
45. 2026-09-24
    days on market $195,999 Active 124 DOM
46. 2026-09-22
    days on market $195,999 Active 123 DOM
47. 2026-09-21
    days on market $195,999 Active 122 DOM
48. 2026-09-20
    days on market $195,999 Active 121 DOM
49. 2026-09-18
    days on market $195,999 Active 119 DOM
50. 2026-09-17
    days on market $195,999 Active 118 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,363
• − Mortgage interest: −$12,158
• − Property taxes: −$3,256
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$6,314
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $46/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 · 10 photos

Excellent 95/100 None rehab

This modern townhouse is move-in ready with excellent condition and a low-maintenance lifestyle. Consider painting the exterior and landscaping for a boost in value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a smart home system — Improves convenience and adds value ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Drayton Mills Elementary F SC #488/597 Nat'l #33,016/41,679 Middle Mccracken Middle D SC #48/229 Nat'l #4,622/14,009 High Spartanburg High B+ SC #44/196 Nat'l #1,820/17,239

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

B Composite livability gradescore 76/100

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 · 325,495 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: 9% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Indo-European 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Address: Dunmore Plan, Spartanburg, SC 29307Listing status: Active
• Financial info: List price $194,999

Exterior

• Parking: 1-car garage / 1 parking space total
• Utilities: Central air conditioning
• Home design: Dunmore planNew construction plan
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning