1511 Gowensville Church Rd Lot 1 · Campobello, SC 29356

$150,000

1 bd · 1.0 ba · 1,255 sqft · SingleFamily · 84 Days on market

Built 1920 Poor condition 1.45 ac lot ↓ 14% since listing

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss it twice! 1511 Gowensville Church Road is back on the market at no fault of the seller's—and it's even better than before! Now offered with ADDITIONAL ACREAGE, this property includes 1.45 acres for you to enjoy. Schedule your showing before this second chance is gone! Rare Investment Opportunity in Landrum! Located just 10 minutes from the shops and dining of downtown Landrum and within close proximity to the scenic Blue Ridge Mountains, opportunities in this location and price range are hard to find. Situated on 1.45 acres in this highly desirable area, this 1-bedroom, 1-bath home with two additional flex rooms upstairs offers excellent potential for investors looking to add value. With 1,255 square feet of space, the property presents a great canvas for renovation, rental income, or a creative investment project. (Please note that the 1255 square feet referenced is not heated or cooled space. )Inside, the home offers updated kitchen flooring and countertops, along with a layout that includes two upstairs flex rooms that could serve a variety of future uses depending on your vision. Adding a unique and memorable touch, the home features a Narnia-style hidden room tucked under the stairs behind a bookshelf, giving the property distinctive character. The property sits on a generous 1.45-acre lot, providing space and flexibility for future improvements. Enjoy the outdoors from the covered front porch or back patio, perfect for relaxing and taking in the peaceful surroundings. The property also includes two exterior shops, offering excellent space for storage, workshops, or hobby areas. This property presents a rare opportunity to invest in a growing and sought-after area with acreage, additional structures, and unique character. Bring your vision and unlock its full potential! Some photos are digitally enhanced and virtually staged. Property is Lot 1 on pictured survey.

Key facts

• Covered front porch
• 0.91 acres
• Two exterior shops

Tags

• 0.91 ACRES
• UPDATED KITCHEN FLOORING
• NARNIA-STYLE HIDDEN ROOM
• COVERED FRONT PORCH
• BACK PATIO
• TWO EXTERIOR SHOPS

Property features AI

Finance

• HOA & community: No HOA or HOA fees

Exterior

• Parking: Driveway parking (gravel)
• Utilities: Well water; Electric water heater; Septic system; Public garbage pickup
• Home design: 1.5 stories; Built around 1920; Crawl space foundation; Vinyl siding exterior; Metal roof
• Construction: Approximate year built: 1920
• Exterior features: Front porch; Patio; Lot dimensions approximately 180 x 228 x 147 x 258; Lot size between 1 and 2 acres; Outbuilding for storage; Lead-based paint disclosure required; Residential property disclosure required

Interior

• Kitchen: Kitchen approximately 11 x 8; No appliances included
• Bedrooms: Primary bedroom on main level (16 x 14); One main-level bedroom
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: No heating system; No cooling system
• Interior features: Solid surface countertops; No fireplace; Bonus room / recreation room
• Laundry & utility: Laundry on 1st floor; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $141k (6.3% below list).
• Recommended offer: $141k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.0% in Campobello — 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 62/100 on livability (#191 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D, amenities F, commute F.
• Spartanburg 01 (rural): math 44% / reading 53% proficiency, ranked #14 of 80 in SC (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: O. P. Earle Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 456 students, 69% FRL) — zoned schools average 69% FRL vs 45% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 264 active listings in the ZIP; 5,595 units permitted in Greenville County in 2024 (566 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 $4k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,552 (6.3% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-23,780
• Equity at exit: $22,365

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-19,858
• Equity at exit: $12,969

Cash invested: $42,000 (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 29356

• Home prices YoY: -32.6%
• Active inventory: 264
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $7

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $111	-5% $59	+0% $7	+5% $-45	+10% $-96
Rent	-10% $-104	-5% $-48	+0% $7	+5% $63	+10% $118
Rate	-1.0pp $83	-0.5pp $45	base $7	+0.5pp $-32	+1.0pp $-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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 84 DOM
2. 2026-06-17
   days on market $150,000 Active 83 DOM
3. 2026-06-16
   days on market $150,000 Active 82 DOM
4. 2026-06-15
   days on market $150,000 Active 81 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $150,000 Active 79 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,866
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,364
• Taxable loss: −$2,396
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $662/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to current standards. The kitchen and bathroom need major updates, and the exterior and landscaping are in poor condition. However, with the right investment, this property has significant potential for both resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Kitchen countertops — Severe wear and tear
• Major Kitchen flooring — Severe wear and tear
• Major Bathroom fixtures — Severe wear and tear
• Major Bathroom tiling — Severe wear and tear
• Major Exterior siding — Severe wear and tear
• Major Exterior paint — Severe wear and tear
• Major Interior walls — Severe wear and tear
• Major Interior paint — Severe wear and tear
• Major Windows — Severe wear and tear
• Major Landscaping — Overgrown lawn and lack of landscaping

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers
• Resale Bathroom renovation — Modernizing the bathroom will attract more buyers
• Resale Exterior paint and siding — Fresh paint and siding will improve curb appeal
• Both Landscaping — Landscaping will improve curb appeal and attract more renters
• Both HVAC system — A new HVAC system will improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Kitchen countertops · Severe wear and tear	Major	$15,000–50,000
Kitchen flooring · Severe wear and tear	Major	$15,000–50,000
Bathroom fixtures · Severe wear and tear	Major	$15,000–50,000
Bathroom tiling · Severe wear and tear	Major	$15,000–50,000
Exterior siding · Severe wear and tear	Major	$15,000–50,000
Exterior paint · Severe wear and tear	Major	$15,000–50,000
Interior walls · Severe wear and tear	Major	$15,000–50,000
Interior paint · Severe wear and tear	Major	$15,000–50,000
Windows · Severe wear and tear	Major	$15,000–50,000
Landscaping · Overgrown lawn and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 11 items		$165,000–550,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers ↑
• Resale Bathroom renovation — Modernizing the bathroom will attract more buyers ↑
• Resale Exterior paint and siding — Fresh paint and siding will improve curb appeal ↑
• Both Landscaping — Landscaping will improve curb appeal and attract more renters ↑
• Both HVAC system — A new HVAC system will improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Spartanburg 01
• NCES district ID: 4503480
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $44,612
• Composite: 41.0/100
• National rank: #3590
• State rank: #14 of 80 in SC

Livability — Campobello

• Score: 62/100
• State rank: #191
• US rank: #16537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,782

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 5% Serbian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.85%
• Current HPI: 234.9521
• Rent YoY: —
• Metro: —
• 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

-14.3% since first listed

8 events — show timeline

• 2026-06-12 Relisted — SPMLS
• 2026-06-12 Relisted — Greater Greenville MLS
• 2026-05-29 Pending — SPMLS
• 2026-05-29 Pending — Greater Greenville MLS
• 2026-04-03 Price Changed $150,000 Greater Greenville MLS
• 2026-04-02 Price Changed $150,000 SPMLS
• 2026-03-12 Listed $175,000 Greater Greenville MLS
• 2026-03-12 Listed $175,000 SPMLS