778 Camp St St · Spartanburg, SC 29303

$135,000

2 bd · 2.0 ba · 932 sqft · SingleFamily public records · 50 Days on market

Built 1930 Est $176k · 23% under ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming cottage style home nestled in the historic Beaumont Village area of Spartanburg! This 2 bedroom-1 full bath home features comfortable sized rooms and original hardwood floors just waiting to be uncovered beneath the carpet. The kitchen comes complete with lots of cabinet space and a refrigerator, washer and dryer that will convey. The former porch was turned in to a full bath and laundry room with additional storage. Step outside to the fenced backyard that is blooming with flowers and greenary. All of this is just minutes from downtown Spartanburg, shopping and hospitals.

Key facts

• Laundry room
• Fenced backyard
• Built 1930

Tags

• HISTORIC BEAUMONT VILLAGE
• ORIGINAL HARDWOOD FLOORS
• FENCED BACKYARD
• LAUNDRY ROOM
• LOTS OF CABINET SPACE

Property features AI

Exterior

• Parking: On-street parking (see remarks)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Shingle siding; Wood siding; Composition roof
• Exterior features: Storm door(s); Outbuilding; Wooded lot

Interior

• Kitchen: Electric cooktop; Electric oven; Free‑standing range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Ceiling fans; Laminate countertops; Storm windows; Window treatments; Electric water heater
• Laundry & utility: Washer hookup on main level; Electric dryer hookup; Washer and dryer present

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $134k (0.7% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.9% in Spartanburg — 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 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: Drayton Mills Elementary (math 20% / reading 22%, grade F, #488 of 597 statewide, top 82%, 751 students, 100% 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 schools average 88% FRL vs 62% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $933 of loan paydown is wiped out by about $4k 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 50 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1930 — 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 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?
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: 0.99% ✗
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $176,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Sloan St	0.05mi	2/1.0	932 (0%)	6mo	$115,000	$123	88
791 Southern St	0.04mi	2/1.0	975 (+5%)	1mo	$189,999	$195	86
426 Gentry St	0.05mi	2/1.5	1,006 (+8%)	4mo	$189,900	$189	79
651 Maywood St	0.26mi	2/1.0	939 (+1%)	5mo	$182,000	$194	79
760 N Liberty St	0.20mi	2/1.0	858 (-8%)	3mo	$175,000	$204	71
396 Kingston St	0.12mi	2/1.0	1,044 (+12%)	0mo	$42,000	$40	70
456 N Fairview Ave	0.23mi	2/1.0	1,024 (+10%)	4mo	$186,000	$182	66
304 Spruce St	0.52mi	3/2.0 (+1)	950 (+2%)	6mo	$108,000	$114	62
147 Phifer Dr	0.17mi	2/1.0	792 (-15%)	1mo	$159,000	$201	62
106 Camp St	0.06mi	3/1.0 (+1)	793 (-15%)	2mo	$159,900	$202	62
469 Barnwell Rd	0.40mi	2/1.0	1,026 (+10%)	2mo	$165,000	$161	59
513 Beverly Rd	0.56mi	3/1.5 (+1)	840 (-10%)	5mo	$80,000	$95	46

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,677
• Equity at exit: $20,129

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $20,599
• Equity at exit: $11,672

Cash invested: $37,800 (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 29303

• Home prices YoY: -14.1%
• Rents YoY: 3.7%
• Active inventory: 378
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$708
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $256

Break-even live

Break-even rent $1,016

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	13d	1	0.15mi
225 Milliken St Spartanburg, SC	1.0–3.0	1.0–2.0	1020	$1,729	$1.70	13d	20	0.43mi
200 Heywood Ave Spartanburg, SC	1.0–2.0	1.0–2.0	829	$1,425	$1.72	13d	14	0.52mi
152 Avant St Unit B Spartanburg, SC	1.0	1.0	750	$1,450	$1.93	21d	1	0.60mi
152 Avant St Unit A Spartanburg, SC	2.0	1.0	850	$1,250	$1.47	13d	1	0.60mi
135 Oakwood Ave Spartanburg, SC	1.0–2.0	1.0–1.5	850	$995	$1.17	21d	2	0.61mi
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$962	$1.16	21d	1	0.62mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	21d	32	0.70mi
701 E Main St Spartanburg, SC	1.0	1.0	525	$960	$1.83	13d	2	0.71mi
103 Drayton Crossing Dr Drayton, SC	1.0–2.0	1.0–2.0	1054	$1,728	$1.64	13d	21	0.73mi
1000 E Main St Spartanburg, SC	2.0	1.5	938	$950	$1.01	13d	2	0.87mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,148	$1.34	21d	3	0.90mi
201 N Liberty St Spartanburg, SC	3.0	1.0–2.0	1153	$1,982	$1.72	13d	32	0.95mi
327 E Kennedy St Spartanburg, SC	1.0–2.0	1.0–2.0	806	$1,654	$2.05	13d	7	1.15mi
174 E Main St Spartanburg, SC	1.0–2.0	1.0–2.0	760	$2,295	$3.02	13d	8	1.16mi
142 Magnolia St Unit 101 Spartanburg, SC	1.0	1.0	680	$1,400	$2.06	21d	1	1.20mi
131 College St Spartanburg, SC	2.0	1.0	700	$1,195	$1.71	21d	1	1.24mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	21d	1	1.32mi
142 Magnolia St Unit 301 Spartanburg, SC	2.0	2.0	937	$1,850	$1.97	21d	1	1.32mi
142 Magnolia St Unit 104 Spartanburg, SC	1.0	1.0	892	$1,600	$1.79	21d	1	1.32mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	21d	1	1.35mi
600 Magnolia St Unit G8 Spartanburg, SC	1.0	1.0	617	$1,250	$2.03	21d	1	1.38mi
500 Howard St Spartanburg, SC	1.0–3.0	1.0–2.0	999	$1,292	$1.29	13d	1	1.43mi
149 S Daniel Morgan Ave Unit 2B Spartanburg, SC	1.0	1.0	750	$1,195	$1.59	21d	1	1.49mi
149 S Daniel Morgan Ave Unit 2A Spartanburg, SC	1.0	1.0	800	$1,150	$1.44	21d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 50 DOM
2. 2026-06-17
   days on market $135,000 Active 49 DOM
3. 2026-06-16
   days on market $135,000 Active 48 DOM
4. 2026-06-15
   days on market $135,000 Active 47 DOM
5. 2026-06-14
   days on market $135,000 Active 45 DOM
6. 2026-06-13
   days on market $135,000 Active 44 DOM
7. 2026-06-10
   days on market $135,000 Active 42 DOM
8. 2026-06-09
   days on market $135,000 Active 41 DOM
9. 2026-06-08
   days on market $135,000 Active 40 DOM
10. 2026-06-07
    days on market $135,000 Active 39 DOM
11. 2026-06-02
    days on market $135,000 Active 34 DOM
12. 2026-06-01
    days on market $135,000 Active 33 DOM
13. 2026-05-31
    days on market $135,000 Active 32 DOM
14. 2026-05-30
    days on market $135,000 Active 31 DOM
15. 2026-05-16
    price $135,000
16. 2026-04-29
    listed $145,000 Active

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$312/yr (+$26/mo · 68.3%)

ⓘ 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 1/10 Low
• 🌡 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: $16,080
• − Mortgage interest: −$7,562
• − Property taxes: −$457
• − Insurance: −$675
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,927
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,863/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 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

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

• Census place: Spartanburg, SC
• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 28,381
• Household income: $48,295
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1218.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 42% Black 36% Hispanic / Latino 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Subsaharan African 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -45.19%
• Current HPI: 274.443
• Rent YoY: ▲ 3.69%
• 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

-6.9% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $135,000 SPMLS
• 2026-04-29 Listed $145,000 SPMLS

Property tax history

+8.6%/yr

Latest (2025): $457 · +2.2% YoY. Source: county tax records.