179 Crewe St · Woodruff, SC 29388

$248,999

5 bd · 2.5 ba · 2,307 sqft · SingleFamily · 114 Days on market

Built 2026 Excellent condition Garage $108/sqft · 6% below area Est $264k · 6% under

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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 +13.4/30.0
• ARV discount +10.1/15.0
• Schools +5.7/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

Key facts

• Large center island
• Breakfast room
• Family room

Tags

• FIRST FLOOR KITCHEN
• LARGE CENTER ISLAND
• BREAKFAST ROOM
• FAMILY ROOM
• OWNER'S SUITE
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $249k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $4 ($44/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 $218k (12.3% below list).
• Recommended offer: $218k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Primary (780 students, 100% FRL); Woodruff Middle (math 42% / reading 38%, grade F, #78 of 229 statewide, top 35%, 686 students, 78% FRL); Woodruff High (math 67% / reading 82%, grade B+, #38 of 196 statewide, top 20%, 788 students, 73% FRL) — zoned schools average 84% FRL vs 54% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 949 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($80k/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 $7k 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 114 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

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 $218,287 (12.3% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $264,035
• List price: $248,999
• Delta: -5.69%
• 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
183 Crewe St Unit AG 50 Frost VE C2	0.06mi	5/2.5	2,578 (+12%)	1mo	$262,500	$102	76
164 Crewe St Unit AG 57 Frost VE C	0.10mi	5/2.5	2,578 (+12%)	1mo	$267,999	$104	75
1979 Gracie Dr	0.45mi	5/3.0	2,368 (+3%)	1mo	$287,900	$122	72
1987 Gracie Dr	0.46mi	5/3.0	2,368 (+3%)	1mo	$292,300	$123	71
1995 Gracie Dr	0.48mi	5/3.0	2,368 (+3%)	0mo	$287,900	$122	71
457 Amaryllis Ln	0.45mi	4/3.5 (-1)	2,384 (+3%)	2mo	$349,990	$147	62
1983 Gracie Dr	0.45mi	4/2.5 (-1)	2,174 (-6%)	3mo	$284,900	$131	62
2126 Pierett Cir	0.48mi	4/2.5 (-1)	2,164 (-6%)	2mo	$284,900	$132	61
2134 Pierett Cir	0.50mi	5/3.0	2,511 (+9%)	2mo	$292,900	$117	58
2122 Pierett Cir	0.47mi	4/3.0 (-1)	2,511 (+9%)	1mo	$293,900	$117	55
2142 Pierett Cir	0.53mi	6/3.0 (+1)	2,511 (+9%)	2mo	$293,900	$117	52
2269 Pierett Cir	0.59mi	4/2.5 (-1)	1,991 (-14%)	3mo	$270,000	$136	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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-40,081
• Equity at exit: $37,127

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-34,465
• Equity at exit: $21,529

Cash invested: $69,720 (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: 62 active · 32 under contract
• Months of supply: 11.6 mo (9%/mo absorbed)
• Median asking: $273,450 ($125/sqft)
• Median days on market: 65 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29388

• Home prices YoY: -11.9%
• Active inventory: 949
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $4

Break-even live

Break-even rent $2,178

Max offer price $248,999

Occupancy floor 95%

Sensitivity live

Price	-10% $176	-5% $90	+0% $4	+5% $-82	+10% $-168
Rent	-10% $-169	-5% $-83	+0% $4	+5% $90	+10% $176
Rate	-1.0pp $129	-0.5pp $67	base $4	+0.5pp $-61	+1.0pp $-126

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: $62,250
• Closing costs: $7,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 Crewe St Woodruff, SC	5.0	3.0	2696	$2,175	$0.81	24d	1	0.07mi
164 Crewe St Woodruff, SC	5.0	3.0	2578	$2,145	$0.83	0d	1	0.11mi
231 Irish Vine Walk Woodruff, SC	4.0	2.5	1900	$1,850	$0.97	138d	1	0.35mi
567 Eden Hall Rd Woodruff, SC	4.0	2.5	1903	$1,900	$1.00	10d	1	0.81mi
628 Orsman Trl Woodruff, SC	4.0	2.5	2345	$1,950	$0.83	164d	1	0.96mi
652 Orsman Trl Woodruff, SC	4.0	2.5	2479	$2,295	$0.93	0d	1	1.00mi
886 Purcell Dr Woodruff, SC	4.0	2.5	1600	$1,619	$1.01	108d	1	1.06mi
818 Purcell Dr Woodruff, SC	4.0	2.5	2100	$1,795	$0.85	133d	1	1.24mi

Property features AI

Finance

• Financial info: List price $274,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Emerson VE)Located at 179 Crewe St, Woodruff, SC 29388
• Exterior features: Living area approximately 2,307

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction Emerson VE planActive listing

Listing history 50 events

1. 2026-10-28
   days on market $248,999 Active 114 DOM
2. 2026-10-27
   pricedays on market $248,999 Active 113 DOM
3. 2026-10-26
   days on market $264,999 Active 112 DOM
4. 2026-10-26
   days on market $264,999 Active 111 DOM
5. 2026-10-24
   days on market $264,999 Active 110 DOM
6. 2026-10-23
   days on market $264,999 Active 109 DOM
7. 2026-10-22
   days on market $264,999 Active 108 DOM
8. 2026-10-21
   days on market $264,999 Active 107 DOM
9. 2026-10-21
   price $264,999 Active 106 DOM
10. 2026-08-29
    days on market $249,999 Active 106 DOM
11. 2026-08-28
    days on market $249,999 Active 105 DOM
12. 2026-08-27
    days on market $249,999 Active 104 DOM
13. 2026-08-25
    price $249,999 Active 102 DOM
14. 2026-08-25
    days on market $254,999 Active 102 DOM
15. 2026-08-24
    days on market $254,999 Active 101 DOM
16. 2026-08-23
    days on market $254,999 Active 100 DOM
17. 2026-08-22
    days on market $254,999 Active 99 DOM
18. 2026-08-21
    days on market $254,999 Active 98 DOM
19. 2026-08-20
    days on market $254,999 Active 97 DOM
20. 2026-08-19
    days on market $254,999 Active 96 DOM
21. 2026-08-18
    days on market $254,999 Active 95 DOM
22. 2026-08-17
    days on market $254,999 Active 94 DOM
23. 2026-08-16
    days on market $254,999 Active 93 DOM
24. 2026-08-15
    days on market $254,999 Active 92 DOM
25. 2026-08-14
    days on market $254,999 Active 91 DOM
26. 2026-08-13
    days on market $254,999 Active 90 DOM
27. 2026-08-12
    days on market $254,999 Active 89 DOM
28. 2026-08-12
    price $254,999 Active 88 DOM
29. 2026-08-11
    days on market $255,999 Active 88 DOM
30. 2026-08-10
    days on market $255,999 Active 87 DOM
31. 2026-08-09
    days on market $255,999 Active 86 DOM
32. 2026-08-08
    days on market $255,999 Active 85 DOM
33. 2026-08-07
    pricedays on market $255,999 Active 84 DOM
34. 2026-08-06
    days on market $256,999 Active 83 DOM
35. 2026-08-05
    days on market $256,999 Active 82 DOM
36. 2026-08-04
    pricedays on market $256,999 Active 81 DOM
37. 2026-08-03
    days on market $257,999 Active 80 DOM
38. 2026-08-01
    price $257,999 Active 77 DOM
39. 2026-07-31
    days on market $259,999 Active 77 DOM
40. 2026-07-30
    days on market $259,999 Active 75 DOM
41. 2026-07-28
    days on market $259,999 Active 74 DOM
42. 2026-07-26
    days on market $259,999 Active 72 DOM
43. 2026-07-24
    days on market $259,999 Active 70 DOM
44. 2026-07-23
    days on market $259,999 Active 69 DOM
45. 2026-07-22
    days on market $259,999 Active 68 DOM
46. 2026-07-21
    pricedays on market $259,999 Active 67 DOM
47. 2026-07-20
    days on market $264,999 Active 66 DOM
48. 2026-07-19
    days on market $264,999 Active 64 DOM
49. 2026-07-18
    days on market $264,999 Active 63 DOM
50. 2026-07-16
    days on market $264,999 Active 62 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,194
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,244
• Taxable loss: −$4,168
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $1,045/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 · 6 photos

Excellent 95/100 None rehab

This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with a large kitchen, comfortable living areas, and a private owner's suite. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom updates — Upgraded bathrooms can attract more buyers and renters. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and functionality. ↑
• Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained landscape and curb appeal can attract more buyers and renters, and improve the home's overall appearance. ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Woodruff Primary Middle Woodruff Middle F SC #78/229 Nat'l #6,005/14,009 High Woodruff High B+ SC #38/196 Nat'l #1,629/17,239

Schools (NCES district)

• District: Spartanburg 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

C Composite livability gradescore 65/100

Livability — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

Amenities D+ Commute F Cost of living A+ Crime A Employment F Housing F 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: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 7% 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 (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

• Financial info: List price $274,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Emerson VE)Located at 179 Crewe St, Woodruff, SC 29388
• Exterior features: Living area approximately 2,307

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction Emerson VE planActive listing