306 Spruce St · Whitney, SC 29303-3936

$184,979

2 bd · 1.0 ba · 805 sqft · SingleFamily public records · 59 Days on market

Built 1940 7,840 sqft lot Est $163k · 14% over

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Why this score? — see what drove the F 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 +6.5/30.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• ARV discount +1.3/15.0
• DSCR +0.8/10.0

Listing remarks MLS

Better than new! This beautifully updated home offers the character of an older house with the feel and functionality of a new one. The entire property has been renovated from top to bottom, nearly everything inside and out is new. A lot of space and details. The kitchen has been completely redone with tall soft-close cabinets, granite countertops, and all new appliances, including a brand-new refrigerator. Throughout the home you’ll find new flooring, fresh paint, updated trim and finishes, a new front door, and plenty of natural light from newly installed windows. The layout is open and comfortable, making the space easy to live in and enjoy. This is a 3-bedroom, 2-bath home located on a corner lot with mature trees, a covered front porch, a covered side entrance, and a detached carport. Major improvements include a new roof, new siding and porches, new interior doors, a new HVAC system with all new ductwork, a new water heater, and updated lighting throughout, offering peace of mind and low-maintenance living. The location is very comfortable and convenient, with quick access to shopping, medical facilities, schools, and everyday amenities. Downtown Spartanburg is just minutes away and continues to grow, with a revitalized downtown area and nearby neighborhoods that are seeing ongoing improvements. The home is approximately 5 minutes from Spartanburg Community College, Spartanburg Medical Center, and the Chapman Cultural Center, and about 10 minutes from downtown Spartanburg. Great for rental or R & B.

Key facts

• Renovated property
• New flooring
• Natural light

Tags

• UPDATED HOME
• RENOVATED PROPERTY
• NEW APPLIANCES
• NEW FLOORING
• NEW FRONT DOOR
• NATURAL LIGHT

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Side/rear entry; Detached 2-car carport; Gravel driveway
• Security: Smoke detector
• Utilities: Public water; Septic sewer; Electric water heater; Private garbage pickup; Electric power
• Home design: Single-story residence; Approximate year built: 1940; Crawl space foundation; Vinyl siding exterior; Architectural composition shingle roof
• Construction: Vinyl siding construction; Architectural/composition shingle roof; Crawl space foundation; Built circa 1940
• Exterior features: Front porch; Additional porch; Thermal windows; Corner lot with some trees

Interior

• Kitchen: Dishwasher; Electric oven (self-cleaning); Electric stand-alone range with smooth top; Built-in microwave; Refrigerator; Other appliances noted in remarks
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with full bath and multiple closets; Primary bedroom approx. 15 x 10; Second bedroom approx. 13 x 12; Third bedroom approx. 11 x 12
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heat pump; Forced air heating; Electric cooling (heat pump)
• Interior features: Ceiling fans; Smooth ceilings; Solid surface countertops; Open floor plan; Smoke detector; Bonus/rec room
• Laundry & utility: Laundry on the 1st floor (closet-style, kitchen location); Electric dryer hookup; Stackable-capable laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (33.9% below list).
• Recommended offer: $122k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Drayton Mills Elementary (math 20% / reading 22%, grade F, #488 of 597 statewide, top 82%, 751 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 38% district-wide (-16 pts) — the specific schools serving this property underperform the Spartanburg 07 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $7k of equity ($1k loan paydown + $6k 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 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 $40k; list at $185k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $122,350 (33.9% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.22%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $162,610
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Phifer Dr	0.45mi	2/1.0	803 (-0%)	8mo	$140,000	$174	72
760 N Liberty St	0.38mi	2/1.0	858 (+7%)	3mo	$175,000	$204	69
147 Phifer Dr	0.60mi	2/1.0	792 (-2%)	1mo	$159,000	$201	68
106 Camp St	0.56mi	3/1.0 (+1)	793 (-2%)	2mo	$159,900	$202	65
119 Phifer Dr	0.44mi	2/1.0	842 (+5%)	13mo	$160,000	$190	61
129 Phifer Dr	0.50mi	2/1.0	816 (+1%)	19mo	$166,500	$204	58

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: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,444
• Equity at exit: $83,175

10-year hold

• IRR: 4.6%
• Equity multiple: 1.71×
• Total profit: $36,585
• Equity at exit: $128,182

Cash invested: $51,794 (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 29303-3936

• Active inventory: 1
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-312

Break-even live

Break-even rent $1,618

Max offer price $139,863

Occupancy floor —

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: $46,245
• Closing costs: $5,549
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$962	$1.16	20d	1	0.20mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	20d	32	0.42mi
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	13d	1	0.60mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,148	$1.34	20d	3	0.72mi
225 Milliken St Spartanburg, SC	1.0–3.0	1.0–2.0	1020	$1,729	$1.70	13d	20	0.76mi
103 Drayton Crossing Dr Drayton, SC	1.0–2.0	1.0–2.0	1054	$1,728	$1.64	13d	21	0.95mi
200 Heywood Ave Spartanburg, SC	1.0–2.0	1.0–2.0	829	$1,425	$1.72	13d	14	1.00mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	20d	1	1.07mi
152 Avant St Unit B Spartanburg, SC	1.0	1.0	750	$1,450	$1.93	20d	1	1.16mi
152 Avant St Unit A Spartanburg, SC	2.0	1.0	850	$1,250	$1.47	13d	1	1.16mi
135 Oakwood Ave Spartanburg, SC	1.0–2.0	1.0–1.5	850	$995	$1.17	20d	2	1.17mi
201 N Liberty St Spartanburg, SC	3.0	1.0–2.0	1153	$1,982	$1.72	13d	32	1.23mi
701 E Main St Spartanburg, SC	1.0	1.0	525	$960	$1.83	13d	2	1.27mi
1000 E Main St Spartanburg, SC	2.0	1.5	938	$950	$1.01	13d	2	1.31mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	20d	1	1.32mi
600 Magnolia St Unit G8 Spartanburg, SC	1.0	1.0	617	$1,250	$2.03	20d	1	1.33mi
131 College St Spartanburg, SC	2.0	1.0	700	$1,195	$1.71	20d	1	1.34mi
142 Magnolia St Unit 101 Spartanburg, SC	1.0	1.0	680	$1,400	$2.06	20d	1	1.48mi
500 Howard St Spartanburg, SC	1.0–3.0	1.0–2.0	999	$1,292	$1.29	13d	1	1.49mi

Listing history 20 events

1. 2026-06-10
   days on market $184,979 Active 59 DOM
2. 2026-06-09
   days on market $184,979 Active 58 DOM
3. 2026-06-08
   days on market $184,979 Active 57 DOM
4. 2026-06-07
   pricedays on market $184,979 Active 56 DOM
5. 2026-06-02
   days on market $189,979 Active 51 DOM
6. 2026-06-01
   days on market $189,979 Active 50 DOM
7. 2026-05-31
   days on market $189,979 Active 49 DOM
8. 2026-05-30
   days on market $189,979 Active 48 DOM
9. 2026-04-12
   listed $189,979 Active 1540-char remark

   Show marketing remark (1540 chars)

   Better than new! This beautifully updated home offers the character of an older house with the feel and functionality of a new one. The entire property has been renovated from top to bottom, nearly everything inside and out is new. A lot of space and details. The kitchen has been completely redone with tall soft-close cabinets, granite countertops, and all new appliances, including a brand-new refrigerator. Throughout the home you’ll find new flooring, fresh paint, updated trim and finishes, a new front door, and plenty of natural light from newly installed windows. The layout is open and comfortable, making the space easy to live in and enjoy. This is a 3-bedroom, 2-bath home located on a corner lot with mature trees, a covered front porch, a covered side entrance, and a detached carport. Major improvements include a new roof, new siding and porches, new interior doors, a new HVAC system with all new ductwork, a new water heater, and updated lighting throughout, offering peace of mind and low-maintenance living. The location is very comfortable and convenient, with quick access to shopping, medical facilities, schools, and everyday amenities. Downtown Spartanburg is just minutes away and continues to grow, with a revitalized downtown area and nearby neighborhoods that are seeing ongoing improvements. The home is approximately 5 minutes from Spartanburg Community College, Spartanburg Medical Center, and the Chapman Cultural Center, and about 10 minutes from downtown Spartanburg. Great for rental or R & B.

10. 2026-04-12
    listed $189,979 Active

    Show marketing remark (1540 chars)

    Better than new! This beautifully updated home offers the character of an older house with the feel and functionality of a new one. The entire property has been renovated from top to bottom, nearly everything inside and out is new. A lot of space and details. The kitchen has been completely redone with tall soft-close cabinets, granite countertops, and all new appliances, including a brand-new refrigerator. Throughout the home you’ll find new flooring, fresh paint, updated trim and finishes, a new front door, and plenty of natural light from newly installed windows. The layout is open and comfortable, making the space easy to live in and enjoy. This is a 3-bedroom, 2-bath home located on a corner lot with mature trees, a covered front porch, a covered side entrance, and a detached carport. Major improvements include a new roof, new siding and porches, new interior doors, a new HVAC system with all new ductwork, a new water heater, and updated lighting throughout, offering peace of mind and low-maintenance living. The location is very comfortable and convenient, with quick access to shopping, medical facilities, schools, and everyday amenities. Downtown Spartanburg is just minutes away and continues to grow, with a revitalized downtown area and nearby neighborhoods that are seeing ongoing improvements. The home is approximately 5 minutes from Spartanburg Community College, Spartanburg Medical Center, and the Chapman Cultural Center, and about 10 minutes from downtown Spartanburg. Great for rental or R & B.

11. 2026-04-12
    historical

    Show marketing remark (1540 chars)

    Better than new! This beautifully updated home offers the character of an older house with the feel and functionality of a new one. The entire property has been renovated from top to bottom, nearly everything inside and out is new. A lot of space and details. The kitchen has been completely redone with tall soft-close cabinets, granite countertops, and all new appliances, including a brand-new refrigerator. Throughout the home you’ll find new flooring, fresh paint, updated trim and finishes, a new front door, and plenty of natural light from newly installed windows. The layout is open and comfortable, making the space easy to live in and enjoy. This is a 3-bedroom, 2-bath home located on a corner lot with mature trees, a covered front porch, a covered side entrance, and a detached carport. Major improvements include a new roof, new siding and porches, new interior doors, a new HVAC system with all new ductwork, a new water heater, and updated lighting throughout, offering peace of mind and low-maintenance living. The location is very comfortable and convenient, with quick access to shopping, medical facilities, schools, and everyday amenities. Downtown Spartanburg is just minutes away and continues to grow, with a revitalized downtown area and nearby neighborhoods that are seeing ongoing improvements. The home is approximately 5 minutes from Spartanburg Community College, Spartanburg Medical Center, and the Chapman Cultural Center, and about 10 minutes from downtown Spartanburg. Great for rental or R & B.

12. 2026-01-23
    listed $189,979 Active
13. 2026-01-23
    listed $189,979 Active
14. 2026-01-23
    historical
15. 2025-12-17
    listed $199,979 Active
16. 2025-12-17
    listed $199,979 Active
17. 2025-12-10
    status Active
18. 2025-11-07
    price $199,000
19. 2025-10-09
    listed $210,000 Active
20. 2025-05-28
    soldstatus $40,000

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,682
• − Mortgage interest: −$10,362
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$5,381
• Taxable loss: −$7,110
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-2,035/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 — Whitney

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Whitney, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+374.9% since first listed

12 events — show timeline

• 2026-04-12 Listed $189,979 SPMLS
• 2026-04-12 Listed $189,979 Greater Greenville MLS
• 2026-04-12 Listing Removed — Greater Greenville MLS
• 2026-01-23 Listed $189,979 SPMLS
• 2026-01-23 Listing Removed — Greater Greenville MLS
• 2026-01-23 Listed $189,979 Greater Greenville MLS
• 2025-12-17 Listed $199,979 SPMLS
• 2025-12-17 Listed $199,979 Greater Greenville MLS
• 2025-12-10 Relisted — SPMLS
• 2025-11-07 Price Changed $199,000 SPMLS
• 2025-10-09 Listed $210,000 SPMLS
• 2025-05-28 Sold (Public Records) $40,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $84 · +13.5% YoY. Source: county tax records.