443 Lee's Corner Ln Unit NPG 170 Abbey A1 · Woodruff, SC 29388

$199,499

3 bd · 2.5 ba · 1,631 sqft · Townhouse · 21 Days on market

Built 2026 Excellent condition Est $206k · at est. $55/mo HOA · 3% of rent ↓ 1% 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 +11.3/30.0
• ARV discount +8.8/15.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Neely Park Glen! The Abbey plan is a beautifully designed two-story townhome that offers both comfort and convenience. The first floor features an open-plan layout, seamlessly connecting the family room, modern kitchen with quartz countertops, and breakfast nook, creating an ideal space for everyday living. A covered front porch and back patio provide ample room to enjoy the outdoors. Upstairs are all three bedrooms, including a luxurious owner’s suite with an attached full-sized bathroom and walk-in closet. A convenient one-car garage completes the home.

Key facts

• Covered front porch
• Quartz countertops
• Open-plan layout

Tags

• OPEN-PLAN LAYOUT
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• COVERED FRONT PORCH
• BACK PATIO
• OWNER'S SUITE

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area insurance and electricity, lawn maintenance, pool, and bylaws; Community pool

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway; Garage provides storage space
• Utilities: Public water; Public sewer; Electric water heater; Garbage pickup (private)
• Home design: Two-story home; Model: Abbey; Under construction, estimated completion April 2026
• Construction: Built in 2026; Slab foundation
• Exterior features: Tilt-out windows; Thermal windows; Partial brick veneer and vinyl siding; Composition shingle roof; Underground utilities

Interior

• Kitchen: Gas cooktop; Gas oven; Built-in microwave (including convection); Dishwasher; Kitchen about 12 x 11
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath and shower; Second bedroom approximately 13 x 10; Third bedroom approximately 12 x 10; Primary bedroom size approximately 17 x 12
• Flooring: Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling
• Interior features: Smooth ceilings; Open floor plan; Walk-in closet; Quartz countertops; Pantry closet; Radon mitigation system
• Laundry & utility: Laundry on 2nd floor; Walk-in laundry; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $199k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-73 ($-872/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (13.6% below list).
• Recommended offer: $172k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% 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) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 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 $6k 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 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,282 (13.6% 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. 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: 0.86% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $205,506
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
443 Lee's Corner Ln Unit NPG 170 Abbey A1	0.00mi	3/2.5	1,631 (0%)	1mo	$199,499	$122	99
620 Blaire Ridge Way Unit NPG 175 Carlton A1E	0.03mi	3/2.5	1,634 (+0%)	1mo	$208,099	$127	98
628 Blaire Ridge Way Unit NPG 178 Abbey A1	0.05mi	3/2.5	1,631 (0%)	0mo	$205,679	$126	98
626 Blaire Ridge Way Unit NPG 177 Abbey B	0.04mi	3/2.5	1,631 (0%)	1mo	$206,000	$126	98
628 Blaire Ridge Way Unit NPG 178 Abbey A	0.05mi	3/2.5	1,634 (+0%)	0mo	$205,679	$126	97
614 Blaire Ridge Way Unit NPG 172 Carlton A1E	0.02mi	3/2.5	1,634 (+0%)	2mo	$204,999	$125	97
624 Blaire Ridge Way Unit NPG 176 Carlton A1E	0.04mi	3/2.5	1,634 (+0%)	1mo	$205,000	$125	97
461 Lee's Corner Ln Unit NPG 163 Carlton A1E	0.04mi	3/2.5	1,634 (+0%)	1mo	$206,999	$127	97
630 Blaire Ridge Way Unit NPG 179 Carlton A1E	0.05mi	3/2.5	1,634 (+0%)	1mo	$205,000	$125	97
447 Lee's Corner Ln Unit NPG 168 Carlton A1E	0.01mi	3/2.5	1,634 (+0%)	3mo	$213,149	$130	97
457 Lee's Corner Ln Unit NPG 164 Carlton A1E	0.03mi	3/2.5	1,634 (+0%)	3mo	$204,500	$125	96
467 Lee's Corner Ln Unit NPG 160 Carlton A1E	0.05mi	3/2.5	1,634 (+0%)	2mo	$204,499	$125	95

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-36,896
• Equity at exit: $29,746

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-37,845
• Equity at exit: $17,249

Cash invested: $55,860 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$55
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-73

Break-even live

Break-even rent $1,815

Max offer price $188,984

Occupancy floor 99%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Jubilee Trl Woodruff, SC	3.0	2.0	1618	$1,900	$1.17	23d	1	1.25mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-06
   price $199,499
3. 2026-04-01
   listed $202,499 Active

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

Taxation est. · year 1

• Rental income: $20,674
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$997
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$660
• − Depreciation: −$5,804
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $151/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 · 13 photos

Excellent 95/100 None rehab

This townhome is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from some landscaping and interior painting to further enhance its appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced curb appeal can attract more buyers and renters, increasing both resale and rental value.
• Both Painting interior walls — Fresh paint can make the home more appealing and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhanced curb appeal can attract more buyers and renters, increasing both resale and rental value. ↑
• Both Painting interior walls — Fresh paint can make the home more appealing and increase its value. ↑

ⓘ 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 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

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 · 258,607 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: 303.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

-1.5% since first listed

3 events — show timeline

• 2026-04-22 Pending — Greater Greenville MLS
• 2026-04-06 Price Changed $199,499 Greater Greenville MLS
• 2026-04-01 Listed $202,499 Greater Greenville MLS