3728 Brookshade Trl · Reidville, SC 29369-9812

$259,999

3 bd · 2.0 ba · 1,561 sqft · SingleFamily public records · 14 Days on market

Built 2021 9,583 sqft lot Est $275k · 5% under $46/mo HOA · 3% 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 +9.9/15.0
• Cash flow +8.6/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0

Listing remarks

Welcome to Lightwood Cottages! This beautiful, move-in-ready home built by America’s Builder, D. R. Horton, offers the perfect blend of modern style and everyday convenience. Located in the highly sought-after Moore/Reidville area, this vibrant community feeds into the award-winning Spartanburg School District 5. Inside, you will find a bright, open-concept floor plan designed for effortless entertaining and single story living. The spacious kitchen flows seamlessly into the main living area, making it the heart of the home. With 3 spacious bedrooms on the main level, tons of closet space, huge fully fenced back yard, with a lower landing for a fire pit or sitting area, and a two car

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Community pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• FULLY FENCED BACK YARD
• FIRE PIT OR SITTING AREA
• AWARD-WINNING SCHOOL DISTRICT
• CLOSE TO I-85 AND I-26

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area electric, pool, street lights, bylaws, and restrictive covenants; Community pool

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Public garbage pickup; Electric service
• Home design: Single-story residence; Built in 2021; Storage in attic and garage; Slab foundation; Built by D.R. Horton
• Construction: Composition shingle roof
• Exterior features: Front porch; Patio; Tilt-out windows; Vinyl/aluminum trim; Stone and vinyl siding exterior; Fenced yard; Level to gently sloped lot with some trees; Lot dimensions approximately 142 x 63 x 132 x 62

Interior

• Kitchen: Gas cooktop; Gas oven; Built-in microwave; Dishwasher; 12 x 11 kitchen
• Bedrooms: Primary bedroom on main level with double sink, full bath (shower only), and walk-in closet; Second bedroom about 13 x 11; Third bedroom about 12 x 11; Master bedroom about 14 x 16
• Flooring: Carpet; Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Electric cooling; Electric water heater
• Interior features: Attic stairs (disappearing); Cable available; 9+ foot ceilings; Ceiling fans; Cathedral/vaulted ceilings; Smooth ceilings; Granite countertops; Open floor plan; Owned security system; Smoke detectors; Walk-in closets; Pantry (closet); Walk-in pantry; Gas log fireplace (1)
• Laundry & utility: First-floor, walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (31.4% below list).
• Recommended offer: $178k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% 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 59% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $216k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $178,267 (31.4% 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. 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. 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?
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: 0.69% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $274,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3379 Cypress Hollow Dr	0.15mi	3/2.0	1,618 (+4%)	1mo	$289,990	$179	86
3363 Cypress Hollow Dr	0.16mi	3/2.0	1,618 (+4%)	1mo	$284,500	$176	86
3392 Cypress Hollow Dr	0.18mi	3/2.0	1,618 (+4%)	0mo	$285,000	$176	85
3371 Cypress Hollow Dr	0.16mi	3/2.0	1,618 (+4%)	1mo	$285,000	$176	85
3397 Cypress Hollow Dr	0.15mi	3/2.0	1,343 (-14%)	1mo	$273,990	$204	69
3355 Cypress Hollow Dr	0.17mi	3/2.0	1,343 (-14%)	2mo	$265,000	$197	67
3396 Cypress Hollow Dr	0.16mi	4/2.0 (+1)	1,764 (+13%)	1mo	$295,490	$168	65
3359 Cypress Hollow Dr	0.17mi	4/2.0 (+1)	1,764 (+13%)	1mo	$288,990	$164	64
3384 Cypress Hollow Dr	0.19mi	4/2.0 (+1)	1,764 (+13%)	1mo	$289,900	$164	64
3335 Cypress Hollow Dr	0.19mi	4/2.0 (+1)	1,764 (+13%)	2mo	$282,900	$160	63
3342 Cypress Hollow Dr	0.22mi	4/2.0 (+1)	1,764 (+13%)	2mo	$285,900	$162	62
454 Fenwick Dr	0.64mi	4/2.0 (+1)	1,764 (+13%)	2mo	$305,000	$173	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.23×
• Total profit: $17,088
• Equity at exit: $116,907

10-year hold

• IRR: 7.3%
• Equity multiple: 2.11×
• Total profit: $80,610
• Equity at exit: $180,167

Cash invested: $72,800 (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 29369-9812

• Active inventory: 1
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$108
• HOA: −$46
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-222

Break-even live

Break-even rent $2,064

Max offer price $220,731

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-149	+0% $-222	+5% $-296	+10% $-369
Rent	-10% $-363	-5% $-293	+0% $-222	+5% $-152	+10% $-81
Rate	-1.0pp $-91	-0.5pp $-156	base $-222	+0.5pp $-290	+1.0pp $-358

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3125 Hickory Ridge Trl Moore, SC	4.0	2.5	2175	$2,045	$0.94	5d	1	0.28mi
130 Fenwick Dr Woodruff, SC	3.0	2.0	1618	$1,895	$1.17	21d	1	0.36mi
1071 Lightwood Knot Rd Woodruff, SC	4.0	2.0	1544	$1,545	$1.00	15d	1	1.33mi
445 Pine Hills Rd Woodruff, SC	3.0	2.0	1296	$1,220	$0.94	5d	1	1.34mi
975 Lightwood Knot Rd Woodruff, SC	3.0	2.0	1261	$950	$0.75	15d	1	1.48mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 11 events

1. 2026-06-22
   days on market $259,999 Active 14 DOM
2. 2026-06-18
   days on market $259,999 Active 11 DOM
3. 2026-06-17
   days on market $259,999 Active 10 DOM
4. 2026-06-16
   days on market $259,999 Active 9 DOM
5. 2026-06-15
   pricedays on market $259,999 Active 8 DOM
6. 2026-06-14
   days on market $264,999 Active 6 DOM
7. 2026-06-13
   days on market $264,999 Active 5 DOM
8. 2026-06-10
   days on market $264,999 Active 3 DOM
9. 2026-06-09
   days on market $264,999 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $264,999 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: $1,354 · $113/mo
• Projected year-2 tax: $1,482 · $123/mo
• Expected delta: +$128/yr (+$11/mo · 9.5%)

ⓘ 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 4/10 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,392
• − Mortgage interest: −$14,564
• − Property taxes: −$1,354
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$552
• − Depreciation: −$7,564
• Taxable loss: −$7,364
• Est. tax savings @ 24.0%: +$1,767
• After-tax cash flow: $-900/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+25.0% since first listed

18 events — show timeline

• 2026-06-07 Listed $264,999 Greater Greenville MLS
• 2025-12-29 Listing Removed — Greater Greenville MLS
• 2025-09-18 Price Changed $259,500 Greater Greenville MLS
• 2025-09-18 Price Changed $259,500 SPMLS
• 2025-08-07 Price Changed $262,000 Greater Greenville MLS
• 2025-08-07 Price Changed $262,000 SPMLS
• 2025-08-07 Price Changed $262,000 GAOR
• 2025-07-24 Price Changed $265,000 GAOR
• 2025-07-23 Price Changed $265,000 Greater Greenville MLS
• 2025-07-23 Price Changed $265,000 SPMLS
• 2025-06-28 Listed $269,900 Greater Greenville MLS
• 2025-06-26 Listed $269,999 SPMLS
• 2021-08-16 Sold (MLS) $215,990 SPMLS
• 2021-05-20 Pending — SPMLS
• 2021-02-13 Contingent — SPMLS
• 2021-02-02 Price Changed $215,990 SPMLS
• 2021-01-19 Price Changed $213,990 SPMLS
• 2020-12-08 Listed $211,990 SPMLS

Property tax history

+112.7%/yr

Latest (2025): $1,354 · +0.7% YoY. Source: county tax records.