253 S Church St Ext · Duncan, SC 29334

$274,900

4 bd · 3.0 ba · 1,911 sqft · SingleFamily public records · 59 Days on market

Built 2022 Excellent condition 4,356 sqft lot Est $266k · at est. $17/mo HOA · 1% 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).

• Cash flow +13.5/30.0
• ARV discount +5.9/15.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDER CONSTRUCTION SECOND FLOOR LAUNDRY ROOM | OPEN CONCEPT LAYOUT Don’t miss this opportunity to own a BEAUTIFUL NEW 2-story home in the Duncan Woods community! The elegant 2001 plan offers separate common areas from private living spaces. The kitchen features gorgeous cabinets, granite countertops, and stainless-steel appliances (Includes: range, microwave hood, and dishwasher). One bedroom on the main floor. All other bedrooms, including the laundry room, are on the 2nd floor. The primary suite has a private bathroom with dual vanity sinks and a walk-in closet. Highlights also include a large loft space. This desirable plan also comes complete with a 1-car garage.

Key facts

• 4,356 sq ft lot
• Garage
• Listed 59 days

Property features AI

Finance

• HOA & community: Property is in a homeowners association; HOA enforces restrictive covenants

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Utilities: Public water; Electric water heater; Public sewer; Electric power; No garbage pickup listed
• Home design: Two-story residential home; Approximately 1–5 years old; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Covered porch; Lot slopes gently; Lot is 1/2 acre or less

Interior

• Kitchen: Kitchen approximately 10 x 16; Built-in microwave; Pantry closet
• Bedrooms: Primary bedroom features include double sink, full bath, tub/shower; primary on 2nd level; Main level has 1 bedroom; Primary bedroom approximately 17 x 13; Other bedrooms approximately 11 x 11
• Flooring: Carpet; Laminate flooring; Vinyl
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cable available; Smooth ceilings; Walk-in closet; Pantry closet; Countertops (other); Loft
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $10 ($121/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 $221k (19.7% below list).
• Recommended offer: $221k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Duncan — 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 68/100 on livability (#78 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities D-.
• 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: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL) — zoned schools average 100% FRL vs 39% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Spartanburg 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($81k/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 $8k 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 59 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $213k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $220,666 (19.7% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $265,629
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 S Church St	0.20mi	4/3.0	1,971 (+3%)	3mo	$328,000	$166	83
498 Barton St	0.32mi	4/2.0	1,938 (+1%)	17mo	$305,000	$157	65
119 S Church St	0.34mi	4/2.0	1,956 (+2%)	20mo	$235,250	$120	59
743 Cannonsburg Dr	0.74mi	4/2.5	1,815 (-5%)	4mo	$275,000	$152	52
282 Christopher St	0.15mi	3/2.5 (-1)	1,655 (-13%)	15mo	$227,500	$137	51
129 E Main St	0.49mi	3/2.0 (-1)	2,012 (+5%)	12mo	$245,000	$122	50
476 Barton St	0.24mi	3/2.5 (-1)	1,647 (-14%)	13mo	$224,900	$137	48
166 Duncanwood Dr	0.74mi	4/2.5	1,759 (-8%)	8mo	$244,900	$139	44
160 Duncanwood Dr	0.74mi	4/2.5	1,710 (-10%)	6mo	$242,990	$142	41
106 S Spencer St	0.70mi	3/3.0 (-1)	1,981 (+4%)	18mo	$366,250	$185	41
115 S Church St	0.38mi	3/2.0 (-1)	1,700 (-11%)	22mo	$235,000	$138	37

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-47,212
• Equity at exit: $40,988

10-year hold

• IRR: -12.5%
• Equity multiple: 0.31×
• Total profit: $-53,465
• Equity at exit: $23,768

Cash invested: $76,972 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 144
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$115
• HOA: −$17
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $10

Break-even live

Break-even rent $2,194

Max offer price $274,900

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $88	+0% $10	+5% $-68	+10% $-146
Rent	-10% $-164	-5% $-77	+0% $10	+5% $97	+10% $184
Rate	-1.0pp $149	-0.5pp $80	base $10	+0.5pp $-61	+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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Christopher Street Ext Duncan, SC	4.0	3.0	2010	$2,045	$1.02	22d	1	0.13mi
266 Christopher Street Ext Duncan, SC	3.0	2.5	1606	$1,825	$1.14	22d	1	0.14mi
527 Nova Ln Duncan, SC	3.0	2.5	1404	$1,645	$1.17	22d	1	0.44mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 18 events

1. 2026-06-18
   days on market $274,900 Active 59 DOM
2. 2026-06-17
   days on market $274,900 Active 58 DOM
3. 2026-06-16
   days on market $274,900 Active 57 DOM
4. 2026-06-15
   days on market $274,900 Active 56 DOM
5. 2026-06-14
   days on market $274,900 Active 54 DOM
6. 2026-06-13
   days on market $274,900 Active 53 DOM
7. 2026-06-10
   days on market $274,900 Active 51 DOM
8. 2026-06-09
   days on market $274,900 Active 50 DOM
9. 2026-06-08
   days on market $274,900 Active 49 DOM
10. 2026-06-07
    days on market $274,900 Active 48 DOM
11. 2026-06-02
    days on market $274,900 Active 43 DOM
12. 2026-06-01
    days on market $274,900 Active 42 DOM
13. 2026-05-31
    days on market $274,900 Active 41 DOM
14. 2026-05-30
    days on market $274,900 Active 40 DOM
15. 2026-04-20
    listed $274,900 Active
16. 2022-03-23
    soldstatus $213,490 Sold 682-char remark

    Show marketing remark (682 chars)

    UNDER CONSTRUCTION SECOND FLOOR LAUNDRY ROOM | OPEN CONCEPT LAYOUT Don’t miss this opportunity to own a BEAUTIFUL NEW 2-story home in the Duncan Woods community! The elegant 2001 plan offers separate common areas from private living spaces. The kitchen features gorgeous cabinets, granite countertops, and stainless-steel appliances (Includes: range, microwave hood, and dishwasher). One bedroom on the main floor. All other bedrooms, including the laundry room, are on the 2nd floor. The primary suite has a private bathroom with dual vanity sinks and a walk-in closet. Highlights also include a large loft space. This desirable plan also comes complete with a 1-car garage.

17. 2021-11-10
    status Pending 682-char remark

    Show marketing remark (682 chars)

    UNDER CONSTRUCTION SECOND FLOOR LAUNDRY ROOM | OPEN CONCEPT LAYOUT Don’t miss this opportunity to own a BEAUTIFUL NEW 2-story home in the Duncan Woods community! The elegant 2001 plan offers separate common areas from private living spaces. The kitchen features gorgeous cabinets, granite countertops, and stainless-steel appliances (Includes: range, microwave hood, and dishwasher). One bedroom on the main floor. All other bedrooms, including the laundry room, are on the 2nd floor. The primary suite has a private bathroom with dual vanity sinks and a walk-in closet. Highlights also include a large loft space. This desirable plan also comes complete with a 1-car garage.

18. 2021-10-29
    listed $213,490 Active 682-char remark

    Show marketing remark (682 chars)

    UNDER CONSTRUCTION SECOND FLOOR LAUNDRY ROOM | OPEN CONCEPT LAYOUT Don’t miss this opportunity to own a BEAUTIFUL NEW 2-story home in the Duncan Woods community! The elegant 2001 plan offers separate common areas from private living spaces. The kitchen features gorgeous cabinets, granite countertops, and stainless-steel appliances (Includes: range, microwave hood, and dishwasher). One bedroom on the main floor. All other bedrooms, including the laundry room, are on the 2nd floor. The primary suite has a private bathroom with dual vanity sinks and a walk-in closet. Highlights also include a large loft space. This desirable plan also comes complete with a 1-car garage.

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,480
• − Mortgage interest: −$15,399
• − Property taxes: −$1,921
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − HOA: −$204
• − Depreciation: −$7,997
• Taxable loss: −$4,652
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,237/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 · 9 photos

Excellent 95/100 None rehab

This 2022-built home is move-in ready with excellent condition and modern features. Minor updates to exterior and landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping front yard — Improves curb appeal
• Both Replace old light fixtures — Modernizes and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping front yard — Improves curb appeal ↑
• Both Replace old light fixtures — Modernizes and improves 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 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 — Duncan

• Score: 68/100
• State rank: #78
• US rank: #9099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncan, SC
• County: Spartanburg County · 258,607 people
• City population: 18,575
• Metro: Spartanburg, SC
• Population (ZIP): 18,575
• Household income: $81,413
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 300.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -63.74%
• Current HPI: 230.2483
• Rent YoY: ▲ 1.52%
• 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

+28.8% since first listed

4 events — show timeline

• 2026-04-20 Listed $274,900 Greater Greenville MLS
• 2022-03-23 Sold (MLS) $213,490 Greater Greenville MLS
• 2021-11-10 Pending — Greater Greenville MLS
• 2021-10-29 Listed $213,490 Greater Greenville MLS

Property tax history

+81.3%/yr

Latest (2025): $1,921 · +1.7% YoY. Source: county tax records.