725 N Ivyblake Ct · Woodruff, SC 29388

$237,900

4 bd · 2.0 ba · 1,498 sqft · Land · 76 Days on market

Built 2026 5,227 sqft lot $42/mo HOA · 2% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

Key facts

• Pantry
• Walk-in closet
• Chef kitchen

Tags

• CHEF KITCHEN
• WALK-IN CLOSET
• SPACIOUS LIVING ROOM
• AMPLE CABINET SPACE
• PANTRY

Property features AI

Finance

• Other: Approximate finished/heated living area: 1,498 sq. ft.; Estimated completion date: 2026-11-27
• HOA & community: Homeowners association present; HOA covers common area electric and street lights; Community amenities include common areas, lights, and some sidewalks

Exterior

• Parking: Attached 1-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Gas tankless water heater; Electric power for cooling and dryer hookup
• Home design: Single-story home; Model: Cameron B; Under construction (approximate completion late 2026); Built by D.R. Horton; Slab foundation; Level lot with underground utilities; Lot is 1/2 acre or less
• Construction: Approximate year built: 2026; Attic and garage storage space
• Exterior features: Patio; Front porch; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Composition shingle roof; Partial brick veneer and vinyl siding

Interior

• Kitchen: Dishwasher; Disposal; Gas range (stand-alone); Gas oven (self-cleaning); Built-in microwave; 11 x 11 kitchen
• Bedrooms: Four bedrooms on the main level; Primary bedroom on main level with double sinks, full bath with shower only, and walk-in closet; Primary bedroom approx. 13 x 12; Secondary bedrooms approx. 11 x 10 (three rooms)
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central forced cooling (electric)
• Interior features: Attic stairs (disappearing); Cable available; Smooth ceilings; Solid surface countertops; Open floor plan; Smoke detector; Pantry closet; Radon mitigation system; Smart systems pre-wiring; No fireplace listed
• Laundry & utility: First-floor laundry with walk-in space and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $238k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (17.0% below list).
• Recommended offer: $197k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 2 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 $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 76 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,345 (17.0% 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 76 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-46,586
• Equity at exit: $35,472

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-50,760
• Equity at exit: $20,569

Cash invested: $66,612 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$297 /mo · $3,568/yr
• Insurance: −$99
• HOA: −$42
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-127

Break-even live

Break-even rent $2,134

Max offer price $219,516

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: $59,475
• Closing costs: $7,137
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Cannon St Woodruff, SC	3.0	2.5	1333	$1,845	$1.38	3d	1	1.13mi
886 Purcell Dr Woodruff, SC	4.0	2.5	1600	$1,749	$1.09	2d	1	1.19mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 26 events

1. 2026-06-18
   price $237,900 Active 76 DOM
2. 2026-06-18
   days on market $239,900 Active 76 DOM
3. 2026-06-17
   days on market $239,900 Active 75 DOM
4. 2026-06-16
   days on market $239,900 Active 74 DOM
5. 2026-06-15
   days on market $239,900 Active 73 DOM
6. 2026-06-13
   days on market $239,900 Active 71 DOM
7. 2026-06-13
   days on market $239,900 Active 70 DOM
8. 2026-06-10
   days on market $239,900 Active 68 DOM
9. 2026-06-09
   days on market $239,900 Active 67 DOM
10. 2026-06-08
    days on market $239,900 Active 66 DOM
11. 2026-06-07
    days on market $239,900 Active 65 DOM
12. 2026-06-03
    days on market $239,900 Active 61 DOM
13. 2026-06-03
    days on market $239,900 Active 60 DOM
14. 2026-06-01
    days on market $239,900 Active 59 DOM
15. 2026-05-31
    days on market $239,900 Active 58 DOM
16. 2026-05-21
    price $239,900 795-char remark

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

17. 2026-05-21
    price $239,900

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

18. 2026-05-15
    price $242,900 795-char remark

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

19. 2026-05-15
    price $242,900

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

20. 2026-04-18
    price $244,900 795-char remark

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

21. 2026-04-18
    price $244,900

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

22. 2026-04-11
    price $256,900 795-char remark

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

23. 2026-04-11
    price $256,900

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

24. 2026-04-03
    listed $258,990 Active 795-char remark

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

25. 2026-04-03
    listed $258,990 Active

    Show marketing remark (795 chars)

    Check out 725 North Ivyblake Court, a beautiful new home in our Varner Station community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

26. 2024-05-22
    soldstatus $1,534,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $23,681
• − Mortgage interest: −$13,326
• − Property taxes: −$3,568
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$504
• − Depreciation: −$6,921
• Taxable loss: −$5,616
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $-177/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 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

-84.4% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $239,900 Zillow
• 2026-05-21 Price Changed $239,900 Greater Greenville MLS
• 2026-05-15 Price Changed $242,900 Zillow
• 2026-05-15 Price Changed $242,900 Greater Greenville MLS
• 2026-04-18 Price Changed $244,900 Zillow
• 2026-04-18 Price Changed $244,900 Greater Greenville MLS
• 2026-04-11 Price Changed $256,900 Zillow
• 2026-04-11 Price Changed $256,900 Greater Greenville MLS
• 2026-04-03 Listed $258,990 Zillow
• 2026-04-03 Listed $258,990 Greater Greenville MLS
• 2024-05-22 Sold (Public Records) $1,534,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $129 · +0.6% YoY. Source: county tax records.