639 Blossom Run Dr · Spartanburg, SC 29307

$172,500

3 bd · 3.0 ba · 1,348 sqft · Townhouse public records · 121 Days on market

Built 2024 Excellent condition 2,613 sqft lot $128/sqft · 14% below area Est $183k · 6% under $147/mo HOA · 9% of rent

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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).

• ARV discount +10.1/15.0
• Cash flow +6.9/30.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 639 Blossom Run Drive — where low-maintenance living meets modern comfort in one of Spartanburg’s most convenient locations! This stylish townhome offers an open-concept layout designed for today’s buyers, featuring a spacious family room, bright eat-in kitchen, and contemporary finishes throughout. The kitchen shines with granite countertops, stainless steel appliances, shaker-style cabinetry, and abundant storage, creating the perfect space for entertaining or everyday living.

Key facts

• Walk-in closet
• Granite countertops
• Private ensuite bath

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SHAKER-STYLE CABINETRY
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $172k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (7.0% below list).
• Recommended offer: $127k (26.4% below list) — sets the bar for cash-flow.

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: Jesse Boyd Elementary (math 52% / reading 57%, grade C, #123 of 597 statewide, top 22%, 495 students, 57% FRL); 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-school proficiency averages 58% at this address vs 38% district-wide (+20 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; 416 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 121 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,878 (26.4% 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 121 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 9.0

CMA / ARV

• ARV (median comp): $183,289
• List price: $172,500
• Delta: -5.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
644 Blossom Run	0.03mi	3/2.5	1,288 (-4%)	3mo	$180,000	$140	87
645 Blossom Run	0.01mi	3/2.5	1,227 (-9%)	1mo	$175,000	$143	82
647 Blossom Run	0.02mi	3/2.5	1,227 (-9%)	1mo	$175,000	$143	81
615 Blossom Run	0.04mi	3/2.5	1,288 (-4%)	14mo	$199,000	$155	77
615 Blossom Run Lot 1	0.04mi	3/2.5	1,288 (-4%)	14mo	$199,000	$155	77
679 Blossom Run Lot 25	0.06mi	3/2.5	1,288 (-4%)	16mo	$184,000	$143	74
679 Blossom Run	0.06mi	3/2.5	1,288 (-4%)	16mo	$184,000	$143	74
681 Blossom Run	0.07mi	3/2.5	1,288 (-4%)	16mo	$184,000	$143	74
165 Buckstone Ln Ln	0.44mi	3/2.5	1,413 (+5%)	9mo	$125,000	$88	62
106 Buckstone Ln	0.50mi	2/2.0 (-1)	1,291 (-4%)	0mo	$170,000	$132	61
182 Buckstone Ln	0.44mi	3/2.5	1,518 (+13%)	6mo	$170,000	$112	51
1105 Webber Way	0.68mi	3/2.5	1,436 (+6%)	14mo	$209,900	$146	44

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: -30.8%
• Equity multiple: 0.01×
• Total profit: $-47,893
• Equity at exit: $25,720

10-year hold

• IRR: -54.4%
• Equity multiple: -0.58×
• Total profit: $-76,517
• Equity at exit: $14,915

Cash invested: $48,300 (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: 35 active · 14 under contract
• Months of supply: 12.4 mo (8%/mo absorbed)
• Median asking: $199,900 ($139/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.2% vs 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: 416
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$905
• Tax from tax record: −$402 /mo · $4,821/yr
• Insurance: −$72
• HOA: −$147
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-258

Break-even live

Break-even rent $1,931

Max offer price $126,878

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-209	+0% $-258	+5% $-307	+10% $-356
Rent	-10% $-385	-5% $-322	+0% $-258	+5% $-195	+10% $-132
Rate	-1.0pp $-171	-0.5pp $-214	base $-258	+0.5pp $-303	+1.0pp $-348

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: $43,125
• Closing costs: $5,175
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3054 Oaksmere Dr Spartanburg, SC	3.0	2.5	1410	$1,625	$1.15	0d	1	0.48mi
3058 Oaksmere Dr Spartanburg, SC	3.0	2.5	1410	$1,595	$1.13	0d	1	0.49mi
6014 Tavener Dr Spartanburg, SC	3.0	2.5	1410	$1,650	$1.17	0d	1	0.49mi
6018 Tavener Dr Spartanburg, SC	3.0	2.5	1410	$1,625	$1.15	0d	1	0.50mi
6034 Tavener Dr Spartanburg, SC	3.0	2.5	1410	$1,595	$1.13	0d	1	0.52mi
133 Clint Ct Unit B Spartanburg, SC	2.0	1.0	920	$1,100	$1.20	6d	1	0.97mi
2096 E Main St Spartanburg, SC	2.0–3.0	1.5	932	$1,450	$1.56	0d	16	1.39mi
4147 E Main Street Ext Spartanburg, SC	1.0–2.0	1.0–2.0	1225	$2,199	$1.79	0d	12	1.44mi

Property features AI

Finance

• Other: Community amenities include a dog park
• HOA & community: Homeowners association presentHOA covers common area insurance, exterior maintenance, lawn maintenance, street lights, and bylaws

Exterior

• Parking: Assigned parking (1 space)Paved driveway
• Utilities: Public waterPublic sewerPublic garbage pickupElectric water heaterElectric power
• Home design: Two-story residential propertyBuilt in 2024Foundation: SlabVinyl siding exteriorComposition shingle roof
• Construction: Vinyl siding constructionComposition shingle roofSlab foundationApproximate age: 1-5 years
• Exterior features: PatioLevel lot

Interior

• Kitchen: DishwasherElectric range (stand-alone)
• Bedrooms: Primary bedroom on 2nd level with full bathPrimary bedroom approx. 11 x 12Second bedroom approx. 9 x 14Third bedroom approx. 9 x 12
• Flooring: CarpetCeramic tileLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Forced air heatingCentral forced coolingElectric water heater
• Interior features: Ceiling fansSmoke detectorsFireplace: None
• Laundry & utility: Laundry on 2nd floorWasher connectionElectric dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $172,500 Active 121 DOM
2. 2026-09-24
   days on market $172,500 Active 120 DOM
3. 2026-09-22
   days on market $172,500 Active 119 DOM
4. 2026-09-21
   days on market $172,500 Active 118 DOM
5. 2026-09-20
   days on market $172,500 Active 117 DOM
6. 2026-09-18
   days on market $172,500 Active 115 DOM
7. 2026-09-17
   days on market $172,500 Active 114 DOM
8. 2026-09-16
   days on market $172,500 Active 113 DOM
9. 2026-09-15
   days on market $172,500 Active 112 DOM
10. 2026-09-14
    days on market $172,500 Active 111 DOM
11. 2026-09-13
    days on market $172,500 Active 110 DOM
12. 2026-09-12
    pricedays on market $172,500 Active 109 DOM
13. 2026-09-11
    days on market $175,000 Active 108 DOM
14. 2026-09-05
    days on market $175,000 Active 102 DOM
15. 2026-09-04
    days on market $175,000 Active 101 DOM
16. 2026-09-03
    days on market $175,000 Active 100 DOM
17. 2026-08-31
    days on market $175,000 Active 97 DOM
18. 2026-08-30
    days on market $175,000 Active 96 DOM
19. 2026-08-29
    days on market $175,000 Active 95 DOM
20. 2026-08-28
    days on market $175,000 Active 94 DOM
21. 2026-08-27
    days on market $175,000 Active 93 DOM
22. 2026-08-25
    days on market $175,000 Active 91 DOM
23. 2026-08-24
    days on market $175,000 Active 90 DOM
24. 2026-08-23
    days on market $175,000 Active 89 DOM
25. 2026-08-22
    days on market $175,000 Active 88 DOM
26. 2026-08-21
    days on market $175,000 Active 87 DOM
27. 2026-08-20
    days on market $175,000 Active 86 DOM
28. 2026-08-19
    days on market $175,000 Active 85 DOM
29. 2026-08-18
    days on market $175,000 Active 84 DOM
30. 2026-08-17
    pricedays on market $175,000 Active 83 DOM
31. 2026-08-16
    days on market $179,900 Active 82 DOM
32. 2026-08-15
    days on market $179,900 Active 81 DOM
33. 2026-08-15
    days on market $179,900 Active 80 DOM
34. 2026-08-13
    days on market $179,900 Active 79 DOM
35. 2026-08-12
    days on market $179,900 Active 78 DOM
36. 2026-08-11
    days on market $179,900 Active 77 DOM
37. 2026-08-10
    days on market $179,900 Active 76 DOM
38. 2026-08-09
    days on market $179,900 Active 75 DOM
39. 2026-08-08
    days on market $179,900 Active 74 DOM
40. 2026-08-07
    days on market $179,900 Active 73 DOM
41. 2026-08-06
    days on market $179,900 Active 72 DOM
42. 2026-08-05
    days on market $179,900 Active 71 DOM
43. 2026-08-04
    days on market $179,900 Active 70 DOM
44. 2026-08-03
    days on market $179,900 Active 69 DOM
45. 2026-07-31
    days on market $179,900 Active 66 DOM
46. 2026-07-29
    days on market $179,900 Active 64 DOM
47. 2026-07-27
    days on market $179,900 Active 62 DOM
48. 2026-07-25
    days on market $179,900 Active 60 DOM
49. 2026-07-23
    days on market $179,900 Active 58 DOM
50. 2026-07-22
    days on market $179,900 Active 57 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: $4,821 · $402/mo
• Projected year-2 tax: $4,821 · $402/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,246
• − Mortgage interest: −$9,663
• − Property taxes: −$4,821
• − Insurance: −$862
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − HOA: −$1,764
• − Depreciation: −$5,018
• Taxable loss: −$5,962
• Est. tax savings @ 24.0%: +$1,431
• After-tax cash flow: $-1,668/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs or maintenance needed. It has a good curb appeal and is move-in ready. Painting the exterior and upgrading the flooring can further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding and repainting the interior walls — Painting can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Upgrading the flooring in the kitchen and bathrooms — Upgrading the flooring can make the home more appealing to renters and increase its rental value. ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Jesse Boyd Elementary C SC #123/597 Nat'l #9,801/41,679 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%
• Common ancestry: Serbian 4% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Jamaica
• 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: Community amenities include a dog park
• HOA & community: Homeowners association presentHOA covers common area insurance, exterior maintenance, lawn maintenance, street lights, and bylaws

Exterior

• Parking: Assigned parking (1 space)Paved driveway
• Utilities: Public waterPublic sewerPublic garbage pickupElectric water heaterElectric power
• Home design: Two-story residential propertyBuilt in 2024Foundation: SlabVinyl siding exteriorComposition shingle roof
• Construction: Vinyl siding constructionComposition shingle roofSlab foundationApproximate age: 1-5 years
• Exterior features: PatioLevel lot

Interior

• Kitchen: DishwasherElectric range (stand-alone)
• Bedrooms: Primary bedroom on 2nd level with full bathPrimary bedroom approx. 11 x 12Second bedroom approx. 9 x 14Third bedroom approx. 9 x 12
• Flooring: CarpetCeramic tileLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Forced air heatingCentral forced coolingElectric water heater
• Interior features: Ceiling fansSmoke detectorsFireplace: None
• Laundry & utility: Laundry on 2nd floorWasher connectionElectric dryer hookup

Price history

-85.9% since first listed

9 events — show timeline

• 2026-05-26 Listed $189,900 Greater Greenville MLS
• 2024-06-10 Rental Removed $1,625 RENTLY
• 2024-05-21 Price Changed $1,625 RENTLY
• 2024-05-07 Price Changed $1,650 RENTLY
• 2024-04-23 Price Changed $1,675 RENTLY
• 2024-04-02 Price Changed $1,695 RENTLY
• 2024-03-05 Listed for Rent $1,700 RENTLY
• 2024-02-28 Sold (Public Records) $185,000 Public Records
• 2022-07-22 Sold (Public Records) $1,350,000 Public Records

Property tax history

+202.0%/yr

Latest (2025): $4,821 · +319.4% YoY. Source: county tax records.