221 Bailey St · Arcadia, SC 29320

$144,900

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 49 Days on market

Built 1900 6,970 sqft lot

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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 +17.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newley renovated home in Arcadia! 2 bedrooms/ 1 bath Open floorplan, new luxury vinyl flooring throughout, the entire home has been painted! New vanity, toilet and tile shower. Plumbing and most electrical has been updated. Won't last long!! Call me today for your private showing. If square footage is important, buyer's agent to verify.

Key facts

• Spacious yard
• 6,970 sq ft lot
• Garage

Tags

• SPACIOUS YARD
• EASY ACCESS TO MAJOR ROADS

Property features AI

Exterior

• Parking: Garage (1 car); Driveway; Gravel parking; Garage faces side
• Security: Smoke detector(s); Security system
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Brick veneer
• Exterior features: Porch; Fenced yard; Outbuilding; Sloped, wooded lot

Interior

• Kitchen: Microwave; Electric oven; Refrigerator
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Electric heating; Floor furnace
• Interior features: Electric water heater; Microwave; Electric oven; Refrigerator; Fireplace (1); Smoke detector(s); Security system
• Laundry & utility: Laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $127k (12.1% below list).
• Recommended offer: $127k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.9% in Arcadia — 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 60/100 on livability (#232 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Spartanburg 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arcadia Elementary (math 20% / reading 18%, grade F, #505 of 597 statewide, top 85%, 373 students, 100% FRL); Fairforest Middle (math 19% / reading 27%, grade F, #171 of 229 statewide, top 76%, 1,054 students, 100% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 92% FRL vs 48% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $8k of equity ($1k loan paydown + $7k appreciation (5.1% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $127,310 (12.1% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-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. 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: 7.15%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $89,910
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 W Blackstock Rd	0.56mi	2/1.0	811 (+0%)	4mo	$90,000	$111	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.01×
• Total profit: $40,878
• Equity at exit: $83,144

10-year hold

• IRR: 16.1%
• Equity multiple: 3.89×
• Total profit: $117,411
• Equity at exit: $144,355

Cash invested: $40,572 (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 29320

• Home prices YoY: 1.8%
• Active inventory: 15
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$760
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $103

Break-even live

Break-even rent $1,143

Max offer price $144,900

Occupancy floor 87%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Hayne St Spartanburg, SC	2.0	1.0–2.0	1384	$1,465	$1.06	13d	4	0.32mi
100 W Cleveland St Spartanburg, SC	3.0	1.0–2.0	1358	$1,497	$1.10	13d	11	0.33mi
100 Keats Dr Spartanburg, SC	1.0–2.0	1.0–2.0	964	$1,381	$1.43	13d	13	0.83mi
1139 Ridgecrest Ave Spartanburg, SC	2.0	1.0	760	$750	$0.99	13d	1	1.34mi
311 Powell Mill Rd Spartanburg, SC	2.0	1.0	675	$995	$1.47	21d	1	1.35mi
18 Front St Unit B Spartanburg, SC	1.0	1.0	690	$750	$1.09	13d	1	1.36mi

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-27
   price $144,900
3. 2026-04-06
   price $154,900
4. 2026-03-20
   listed $160,000 Active
5. 2022-05-16
   soldstatus $145,000 Sold CO-OP Member 338-char remark

   Show marketing remark (338 chars)

   Newley renovated home in Arcadia! 2 bedrooms/ 1 bath Open floorplan, new luxury vinyl flooring throughout, the entire home has been painted! New vanity, toilet and tile shower. Plumbing and most electrical has been updated. Won't last long!! Call me today for your private showing. If square footage is important, buyer's agent to verify.

6. 2022-04-14
   status Pending 338-char remark

   Show marketing remark (338 chars)

   Newley renovated home in Arcadia! 2 bedrooms/ 1 bath Open floorplan, new luxury vinyl flooring throughout, the entire home has been painted! New vanity, toilet and tile shower. Plumbing and most electrical has been updated. Won't last long!! Call me today for your private showing. If square footage is important, buyer's agent to verify.

7. 2022-04-11
   listed $140,000 Active 338-char remark

   Show marketing remark (338 chars)

   Newley renovated home in Arcadia! 2 bedrooms/ 1 bath Open floorplan, new luxury vinyl flooring throughout, the entire home has been painted! New vanity, toilet and tile shower. Plumbing and most electrical has been updated. Won't last long!! Call me today for your private showing. If square footage is important, buyer's agent to verify.

8. 2022-02-11
   soldstatus $60,000
9. 2016-04-05
   soldstatus $29,000

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,277
• − Mortgage interest: −$8,117
• − Property taxes: −$991
• − Insurance: −$724
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$4,215
• Taxable loss: −$1,215
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,526/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 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 of 80 in SC

Livability — Arcadia

• Score: 60/100
• State rank: #232
• US rank: #19542

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, SC
• City population: 526
• Population (ZIP): 526

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 15% Black 10%
• Hispanic origin (detail): Puerto Rican 12% Cuban 4%
• Common ancestry: Italian 24%
• Foreign-born: 15% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 5.12%
• Current HPI: 291.5934
• 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

+399.7% since first listed

9 events — show timeline

• 2026-05-11 Pending — SPMLS
• 2026-04-27 Price Changed $144,900 SPMLS
• 2026-04-06 Price Changed $154,900 SPMLS
• 2026-03-20 Listed $160,000 SPMLS
• 2022-05-16 Sold (MLS) $145,000 SPMLS
• 2022-04-14 Pending — SPMLS
• 2022-04-11 Listed $140,000 SPMLS
• 2022-02-11 Sold (Public Records) $60,000 Public Records
• 2016-04-05 Sold (Public Records) $29,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $991 · +1.0% YoY. Source: county tax records.