329 Amherst Dr Dr · Spartanburg, SC 29306

$108,000

3 bd · 1.5 ba · 1,375 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.28 ac lot Est $206k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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 MLS

Great opportunity for investors looking to add value in a growing area. This solid brick property is located in the Park Hill community, a well-established and increasingly active neighborhood just minutes from downtown Spartanburg, major employers, shopping, and dining. The home is currently boarded and in need of renovation, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Strong location fundamentals support future appreciation, with nearby redevelopment and continued demand for housing close to the downtown core. Property offers a straightforward layout and durable brick construction, providing a strong foundation for renovation. Sold as-is with no repairs to be made by seller.

Key facts

• Backyard
• Usable lot size
• 0.28-acre lot

Tags

• 0.28-ACRE LOT
• MATURE TREES
• BACKYARD
• DURABLE BRICK EXTERIOR
• USABLE LOT SIZE
• ESTABLISHED LANDSCAPING

Property features AI

Finance

• Other: Lot of about 0.28 acres
• Financial info: Annual tax amount approximately $478
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Not specified
• Home design: Single-family residence; Residential property; Approximately 1,400 finished square feet; One story
• Construction: Not specified
• Exterior features: Located in the Park Hills subdivision; Directions provided to property

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Not specified
• Interior features: One-level living
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Cap rate 12.5% 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: Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 85% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 73% at this address vs 38% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the Spartanburg 07 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 234 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $747 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $108,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.40% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $206,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 Carson Ave	0.45mi	3/3.0	1,382 (+0%)	10mo	$195,000	$141	64
517 Pennwood Dr	0.25mi	3/2.0	1,176 (-14%)	1mo	$219,000	$186	61
304 Westview Blvd	0.37mi	3/2.0	1,497 (+9%)	6mo	$199,900	$134	61
784 John B White Sr Blvd	0.75mi	3/2.0	1,305 (-5%)	0mo	$221,000	$169	54
860 S Church St	0.49mi	3/2.0	1,237 (-10%)	6mo	$194,990	$158	53
132 League St	0.57mi	3/2.0	1,205 (-12%)	2mo	$219,100	$182	49
507 Crestwood Pl	0.52mi	3/1.0	1,196 (-13%)	4mo	$170,000	$142	49
228 Charlesworth Ave	0.71mi	3/1.0	1,255 (-9%)	4mo	$149,900	$119	47
321 Ammons Rd	0.74mi	3/2.5	1,470 (+7%)	5mo	$137,500	$94	46
135 White Oak Rd	0.63mi	2/1.0 (-1)	1,234 (-10%)	2mo	$185,000	$150	45
423 Bethlehem Dr	0.50mi	4/2.0 (+1)	1,541 (+12%)	6mo	$165,000	$107	45
339 Crestview Dr	0.53mi	3/2.0	1,200 (-13%)	10mo	$215,000	$179	44

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $18,772
• Equity at exit: $16,103

10-year hold

• IRR: 24.3%
• Equity multiple: 3.15×
• Total profit: $64,928
• Equity at exit: $9,338

Cash invested: $30,240 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 234
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$566
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $559

Break-even live

Break-even rent $802

Max offer price $108,000

Occupancy floor 58%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Pennwood Dr Spartanburg, SC	3.0	1.0	1153	$1,400	$1.21	21d	1	0.22mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	21d	1	0.64mi
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	21d	1	0.67mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	21d	1	0.77mi
180 S Pine Lake Dr Spartanburg, SC	1.0–3.0	1.0	796	$999	$1.25	14d	3	1.24mi
235 High St Spartanburg, SC	3.0	1.5	1726	$1,650	$0.96	21d	1	1.24mi
249 E Hampton Ave Spartanburg, SC	3.0	2.0	1450	$1,475	$1.02	21d	1	1.28mi
142 Magnolia St Unit 301 Spartanburg, SC	2.0	2.0	937	$1,850	$1.97	21d	1	1.39mi
275 Vanderbilt Spartanburg, SC	3.0	2.5	1300	$1,495	$1.15	14d	1	1.49mi
318 Alexander Ave Spartanburg, SC	4.0	2.0	1480	$1,695	$1.15	21d	1	1.49mi
174 E Main St Spartanburg, SC	1.0–2.0	1.0–2.0	760	$2,295	$3.02	14d	8	1.50mi
267 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,795	$1.38	21d	1	1.50mi

Listing history 11 events

1. 2026-05-31
   status $108,000 Pending 1 DOM
2. 2026-05-30
   remarks 699-char remark
3. 2026-05-30
   pricedays on marketlisting id $108,000 Active 1 DOM
4. 2026-05-07
   listed $117,000 Active
5. 2026-05-04
   price $119,000
6. 2026-04-21
   price $125,000
7. 2026-04-10
   listed $135,000 Active
8. 2026-02-27
   soldstatus $86,000
9. 2026-02-26
   soldstatus $86,000 Closed 718-char remark

   Show marketing remark (718 chars)

   Great opportunity for investors looking to add value in a growing area. This solid brick property is located in the Park Hill community, a well-established and increasingly active neighborhood just minutes from downtown Spartanburg, major employers, shopping, and dining. The home is currently boarded and in need of renovation, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Strong location fundamentals support future appreciation, with nearby redevelopment and continued demand for housing close to the downtown core. Property offers a straightforward layout and durable brick construction, providing a strong foundation for renovation. Sold as-is with no repairs to be made by seller.

10. 2026-02-10
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Great opportunity for investors looking to add value in a growing area. This solid brick property is located in the Park Hill community, a well-established and increasingly active neighborhood just minutes from downtown Spartanburg, major employers, shopping, and dining. The home is currently boarded and in need of renovation, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Strong location fundamentals support future appreciation, with nearby redevelopment and continued demand for housing close to the downtown core. Property offers a straightforward layout and durable brick construction, providing a strong foundation for renovation. Sold as-is with no repairs to be made by seller.

11. 2026-02-07
    listed $100,000 Active 718-char remark

    Show marketing remark (718 chars)

    Great opportunity for investors looking to add value in a growing area. This solid brick property is located in the Park Hill community, a well-established and increasingly active neighborhood just minutes from downtown Spartanburg, major employers, shopping, and dining. The home is currently boarded and in need of renovation, making it ideal for a fix-and-flip, long-term rental, or portfolio addition. Strong location fundamentals support future appreciation, with nearby redevelopment and continued demand for housing close to the downtown core. Property offers a straightforward layout and durable brick construction, providing a strong foundation for renovation. Sold as-is with no repairs to be made by seller.

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$349/yr (+$29/mo · 130.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,119
• − Mortgage interest: −$6,050
• − Property taxes: −$267
• − Insurance: −$540
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,142
• Taxable income: $5,221
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $5,458/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): 16,714
• Household income: $41,356
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1064.0

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 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -90.67%
• Current HPI: 213.1266
• Rent YoY: ▲ 3.46%
• 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

+17.0% since first listed

8 events — show timeline

• 2026-05-07 Listed $117,000 SPMLS
• 2026-05-04 Price Changed $119,000 SPMLS
• 2026-04-21 Price Changed $125,000 SPMLS
• 2026-04-10 Listed $135,000 SPMLS
• 2026-02-27 Sold (Public Records) $86,000 Public Records
• 2026-02-26 Sold (MLS) $86,000 SPMLS
• 2026-02-10 Pending — SPMLS
• 2026-02-07 Listed $100,000 SPMLS

Property tax history

+3.4%/yr

Latest (2025): $267 · +3.9% YoY. Source: county tax records.