226 Glen Crest Dr · Reidville, SC 29369

$288,000

3 bd · 2.5 ba · 1,210 sqft · SingleFamily public records · 4 Days on market

Built 1999 10,454 sqft lot Est $260k · 11% over $29/mo HOA · 1% of rent

---

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 +13.6/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here it is! Charming 3 bed, 2 bath home in the award winning Spartanburg district 5 school system, with a fenced back yard, located in the desirable Sweetwater Hills neighborhood! Inside you'll find a well cared for home with an open floor plan with vaulted ceiling and gas log fireplace in the living room. The chef of your family will love the huge kitchen with lots of counter and cabinet space and sunny breakfast room. The generous master suite has a large walk in closet and a bright and cheerful ensuite bath with double vanities. Two secondary bedrooms are good sized with ample closet space! The fenced backyard offers privacy while grilling on the large back patio. Sweetwater Hills is a fantastic place to live and offers a community pool, street lights and some sidewalks. The location couldn't be more perfect, just off Reidville Rd and Hwy 290 and minutes to grocery stores and convenient to I-85, GSP International Airport downtown Spartanburg and Greenville! Call Trey Cartee @864-809-7284 to schedule your private showing to see this gem of a home today!

Key facts

• Walk-in closet
• Double vanities
• 0.24 acre lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• BRAND-NEW LVP FLOORING
• COZY GAS-LOG FIREPLACE
• SUN-DRENCHED BREAKFAST ROOM
• WALK-IN CLOSET
• DOUBLE VANITIES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350; Community features include street lights and a pool

Exterior

• Parking: Attached paved garage with 2 spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Slab foundation
• Construction: Brick veneer construction; Built on slab foundation
• Exterior features: Patio; Porch; Storm door(s); Fenced yard; Outbuilding

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator; Gas water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric air conditioning with ceiling fans; Natural gas forced-air heating
• Interior features: Walk-in closets; Ceiling fans; Cathedral ceilings; Laminate counters; Window treatments; Gas log fireplace (1)
• Laundry & utility: Main-level laundry closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $17 ($201/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 $226k (21.5% below list).
• Recommended offer: $226k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Reidville — 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 80/100 on livability (#12 in SC, #1,810 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• 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: River Ridge Elementary (math 53% / reading 48%, grade D+, #160 of 597 statewide, top 27%, 778 students, 64% FRL); Florence Chapel Middle (math 43% / reading 52%, grade C-, #42 of 229 statewide, top 18%, 859 students, 53% 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 58% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 357 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).
• This rent runs 33% of the median local income ($83k/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 $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $179k; list at $288k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,012 (21.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $260,150
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Glen Crest Dr	0.01mi	3/2.0	1,252 (+4%)	17mo	$279,900	$224	78
413 N Sweetwater Hills Dr	0.15mi	3/2.0	1,344 (+11%)	8mo	$275,000	$205	66
611 Heathrow Ct	0.17mi	3/2.0	1,366 (+13%)	6mo	$305,000	$223	64
109 Cauthen Ct	0.48mi	3/2.0	1,300 (+7%)	8mo	$280,000	$215	57
347 Collin Rogers Dr	0.48mi	3/2.0	1,348 (+11%)	21mo	$245,000	$182	39

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-48,509
• Equity at exit: $42,942

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-52,514
• Equity at exit: $24,901

Cash invested: $80,640 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 357
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$120
• HOA: −$29
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $17

Break-even live

Break-even rent $2,239

Max offer price $288,000

Occupancy floor 94%

Sensitivity live

Price	-10% $180	-5% $98	+0% $17	+5% $-65	+10% $-146
Rent	-10% $-162	-5% $-72	+0% $17	+5% $106	+10% $195
Rate	-1.0pp $162	-0.5pp $90	base $17	+0.5pp $-58	+1.0pp $-134

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Palisade Woods Dr Unit 1220-105 Duncan, SC	2.0	2.0	1139	$3,990	$3.50	22d	1	1.04mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: watergaspool

Listing history 4 events

1. 2026-06-22
   days on market $288,000 Active 4 DOM
2. 2026-06-17
   listing id $288,000 Active 1 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $288,000 Active 1 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: $1,313 · $109/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: +$329/yr (+$27/mo · 25.0%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $27,121
• − Mortgage interest: −$16,132
• − Property taxes: −$1,313
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − HOA: −$348
• − Depreciation: −$8,378
• Taxable loss: −$4,830
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $1,360/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 — Reidville

• Score: 80/100
• State rank: #12
• US rank: #1810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 129
• Metro: Spartanburg, SC
• Population (ZIP): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

+1215.1% since first listed

8 events — show timeline

• 2026-06-16 Listed $288,000 SPMLS
• 2020-10-29 Sold (Public Records) $178,600 Public Records
• 2020-10-29 Sold (MLS) $178,600 SPMLS
• 2020-09-14 Contingent — SPMLS
• 2020-09-10 Listed $171,500 SPMLS
• 2009-07-13 Sold (Public Records) $115,000 Public Records
• 1999-06-01 Sold (Public Records) $103,000 Public Records
• 1998-05-01 Sold (Public Records) $21,900 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,313 · +0.8% YoY. Source: county tax records.