125 Camellia Cir · Gaffney, SC 29340

$80,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 53 Days on market

Built 1972 0.37 ac lot ↓ 39% since listing

---

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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this incredible investment opportunity located at 125 Camellia Circle in the heart of Gaffney, SC! Situated in a growing and desirable neighborhood, this property offers endless potential for the right buyer looking to renovate, flip, or add to their rental portfolio. This home features 3 bedrooms, 1 bathroom, and a extra room, providing additional space and flexibility for future value. The property sits on a spacious 0.37-acre lot with a nice yard, offering plenty of room for outdoor improvements, expansion, or added curb appeal. This is the perfect opportunity for investors, builders, or savvy buyers ready to bring their vision to life. With strong potential and a great location, this property is a prime candidate for a value-add project. ?? Property is being sold AS-IS and will require repairs, making it ideal for those looking to customize and maximize returns. Conveniently located near shopping, dining, schools, and major roadways, this home is positioned in a high-demand area of Gaffney experiencing continued growth. ?? Whether you're expanding your portfolio or searching for your next project, this is an opportunity you don’t want to miss!

Key facts

• Great location
• Extra room
• Growing neighborhood

Tags

• INVESTMENT OPPORTUNITY
• GROWING NEIGHBORHOOD
• EXTRA ROOM
• SPACIOUS LOT
• OUTDOOR IMPROVEMENTS
• GREAT LOCATION

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Paved driveway
• Utilities: Public water available; Public sewer available; Electric service; No garbage pickup
• Home design: Single-story residence; Approximately 50+ years old; Crawl space foundation
• Construction: Aluminum siding and wood exterior; Architectural roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Kitchen approx. 12 x 15; No appliances included
• Bedrooms: Three bedrooms on the main level (primary approx. 12 x 15; second approx. 12 x 15; third approx. 12 x 12)
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Wall/window cooling units; Electric water heater
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Pantry closet
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.6% in Gaffney — 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 66/100 on livability (#112 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities D+, crime D, schools D-.
• Cherokee 01 (rural): math 29% / reading 40% proficiency, ranked #47 of 80 in SC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 200 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (45%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1972 — 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. 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?
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. 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: 1.41% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.80%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $178,464
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Camellia Cir	0.23mi	3/2.0	1,357 (+9%)	22mo	$250,000	$184	53
116 Kennedy St St	0.48mi	4/2.0 (+1)	1,350 (+8%)	8mo	$187,000	$139	48
511 Browning Rd	0.74mi	3/2.0	1,188 (-5%)	8mo	$150,000	$126	46
143 Buckson St St	0.57mi	3/1.0	1,430 (+15%)	13mo	$205,000	$143	38

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $4,685
• Equity at exit: $11,928

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $26,961
• Equity at exit: $6,917

Cash invested: $22,400 (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 29340

• Home prices YoY: -29.7%
• Active inventory: 158
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $276

Break-even live

Break-even rent $782

Max offer price $80,000

Occupancy floor 71%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 S Oliver St Gaffney, SC	1.0–2.0	1.0	900	$955	$1.06	16d	5	1.39mi

Listing history 22 events

1. 2026-06-19
   days on market $80,000 Active 53 DOM
2. 2026-06-18
   days on market $80,000 Active 52 DOM
3. 2026-06-17
   days on market $80,000 Active 51 DOM
4. 2026-06-16
   days on market $80,000 Active 50 DOM
5. 2026-06-15
   days on market $80,000 Active 49 DOM
6. 2026-06-14
   days on market $80,000 Active 47 DOM
7. 2026-06-13
   days on market $80,000 Active 46 DOM
8. 2026-06-10
   days on market $80,000 Active 44 DOM
9. 2026-06-09
   days on market $80,000 Active 43 DOM
10. 2026-06-08
    days on market $80,000 Active 42 DOM
11. 2026-06-07
    days on market $80,000 Active 41 DOM
12. 2026-06-02
    days on market $80,000 Active 36 DOM
13. 2026-06-01
    days on market $80,000 Active 35 DOM
14. 2026-05-31
    days on market $80,000 Active 34 DOM
15. 2026-05-30
    days on market $80,000 Active 33 DOM
16. 2026-05-20
    price $100,000
17. 2026-05-19
    price $100,000 1188-char remark

    Show marketing remark (1188 chars)

    Don’t miss this incredible investment opportunity located at 125 Camellia Circle in the heart of Gaffney, SC! Situated in a growing and desirable neighborhood, this property offers endless potential for the right buyer looking to renovate, flip, or add to their rental portfolio. This home features 3 bedrooms, 1 bathroom, and a extra room, providing additional space and flexibility for future value. The property sits on a spacious 0.37-acre lot with a nice yard, offering plenty of room for outdoor improvements, expansion, or added curb appeal. This is the perfect opportunity for investors, builders, or savvy buyers ready to bring their vision to life. With strong potential and a great location, this property is a prime candidate for a value-add project. ?? Property is being sold AS-IS and will require repairs, making it ideal for those looking to customize and maximize returns. Conveniently located near shopping, dining, schools, and major roadways, this home is positioned in a high-demand area of Gaffney experiencing continued growth. ?? Whether you're expanding your portfolio or searching for your next project, this is an opportunity you don’t want to miss!

18. 2026-05-09
    price $125,000

    Show marketing remark (1188 chars)

    Don’t miss this incredible investment opportunity located at 125 Camellia Circle in the heart of Gaffney, SC! Situated in a growing and desirable neighborhood, this property offers endless potential for the right buyer looking to renovate, flip, or add to their rental portfolio. This home features 3 bedrooms, 1 bathroom, and a extra room, providing additional space and flexibility for future value. The property sits on a spacious 0.37-acre lot with a nice yard, offering plenty of room for outdoor improvements, expansion, or added curb appeal. This is the perfect opportunity for investors, builders, or savvy buyers ready to bring their vision to life. With strong potential and a great location, this property is a prime candidate for a value-add project. ?? Property is being sold AS-IS and will require repairs, making it ideal for those looking to customize and maximize returns. Conveniently located near shopping, dining, schools, and major roadways, this home is positioned in a high-demand area of Gaffney experiencing continued growth. ?? Whether you're expanding your portfolio or searching for your next project, this is an opportunity you don’t want to miss!

19. 2026-05-09
    price $125,000 1188-char remark

    Show marketing remark (1188 chars)

    Don’t miss this incredible investment opportunity located at 125 Camellia Circle in the heart of Gaffney, SC! Situated in a growing and desirable neighborhood, this property offers endless potential for the right buyer looking to renovate, flip, or add to their rental portfolio. This home features 3 bedrooms, 1 bathroom, and a extra room, providing additional space and flexibility for future value. The property sits on a spacious 0.37-acre lot with a nice yard, offering plenty of room for outdoor improvements, expansion, or added curb appeal. This is the perfect opportunity for investors, builders, or savvy buyers ready to bring their vision to life. With strong potential and a great location, this property is a prime candidate for a value-add project. ?? Property is being sold AS-IS and will require repairs, making it ideal for those looking to customize and maximize returns. Conveniently located near shopping, dining, schools, and major roadways, this home is positioned in a high-demand area of Gaffney experiencing continued growth. ?? Whether you're expanding your portfolio or searching for your next project, this is an opportunity you don’t want to miss!

20. 2026-04-27
    price $145,000 1188-char remark

    Show marketing remark (1188 chars)

    Don’t miss this incredible investment opportunity located at 125 Camellia Circle in the heart of Gaffney, SC! Situated in a growing and desirable neighborhood, this property offers endless potential for the right buyer looking to renovate, flip, or add to their rental portfolio. This home features 3 bedrooms, 1 bathroom, and a extra room, providing additional space and flexibility for future value. The property sits on a spacious 0.37-acre lot with a nice yard, offering plenty of room for outdoor improvements, expansion, or added curb appeal. This is the perfect opportunity for investors, builders, or savvy buyers ready to bring their vision to life. With strong potential and a great location, this property is a prime candidate for a value-add project. ?? Property is being sold AS-IS and will require repairs, making it ideal for those looking to customize and maximize returns. Conveniently located near shopping, dining, schools, and major roadways, this home is positioned in a high-demand area of Gaffney experiencing continued growth. ?? Whether you're expanding your portfolio or searching for your next project, this is an opportunity you don’t want to miss!

21. 2026-04-24
    listed $145,000 Active
22. 2026-04-09
    listed $165,000 Active 1188-char remark

    Show marketing remark (1188 chars)

    Don’t miss this incredible investment opportunity located at 125 Camellia Circle in the heart of Gaffney, SC! Situated in a growing and desirable neighborhood, this property offers endless potential for the right buyer looking to renovate, flip, or add to their rental portfolio. This home features 3 bedrooms, 1 bathroom, and a extra room, providing additional space and flexibility for future value. The property sits on a spacious 0.37-acre lot with a nice yard, offering plenty of room for outdoor improvements, expansion, or added curb appeal. This is the perfect opportunity for investors, builders, or savvy buyers ready to bring their vision to life. With strong potential and a great location, this property is a prime candidate for a value-add project. ?? Property is being sold AS-IS and will require repairs, making it ideal for those looking to customize and maximize returns. Conveniently located near shopping, dining, schools, and major roadways, this home is positioned in a high-demand area of Gaffney experiencing continued growth. ?? Whether you're expanding your portfolio or searching for your next project, this is an opportunity you don’t want to miss!

ⓘ 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: $1,975 · $165/mo
• Projected year-2 tax: $1,975 · $165/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,574
• − Mortgage interest: −$4,481
• − Property taxes: −$1,975
• − Insurance: −$400
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,327
• Taxable income: $2,219
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $2,782/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: Cherokee 01
• NCES district ID: 4501500
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $34,262
• Composite: 28.39/100
• National rank: #6768
• State rank: #47 of 80 in SC

Livability — Gaffney

• Score: 66/100
• State rank: #112
• US rank: #11549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gaffney, SC
• County: Cherokee County · 41,410 people
• City population: 41,410
• Metro: Gaffney, SC
• Population (ZIP): 20,763
• Household income: $44,123
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 257.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 58,602 people
• By 2030: 59,336 · +1.3%
• By 2040: 60,266 · +2.8%
• By 2050: 60,314 · +2.9%
• By 2075: 59,276 · +1.2%
• By 2100: 53,788 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -29.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+43.8 2016: R+41.7 2012: R+29.3 2008: R+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.24%
• Current HPI: 201.4272
• Rent YoY: —
• Metro: Gaffney, 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

-39.4% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $100,000 Greater Greenville MLS
• 2026-05-19 Price Changed $100,000 SPMLS
• 2026-05-09 Price Changed $125,000 Greater Greenville MLS
• 2026-05-09 Price Changed $125,000 SPMLS
• 2026-04-27 Price Changed $145,000 SPMLS
• 2026-04-24 Listed $145,000 Greater Greenville MLS
• 2026-04-09 Listed $165,000 SPMLS

Property tax history

+35.5%/yr

Latest (2025): $1,975 · +4.2% YoY. Source: county tax records.