850 Mahaffey Ct · Fairforest, SC 29301

$167,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 44 Days on market

Built 2026 Good condition Est $188k · 11% under

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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 +13.3/30.0
• ARV discount +12.3/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome offers ample room to live and grow. The first floor features a spacious open-concept layout with convenient access to a patio for seamless entertaining and multitasking. Three bedrooms are located on the second floor, including the luxe owner's suite at the front of the home with a full bathroom and walk-in closet.

Key facts

• Garage
• Built 2026
• Listed 44 days

Property features AI

Finance

• Financial info: Listed as active

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family home, Magnolia plan; New construction (spec)
• Exterior features: Living area approximately 1403

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Magnolia plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (12.6% below list).
• Recommended offer: $147k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Fairforest — 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 66/100 on livability (#119 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; 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: Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 75% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 38% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Spartanburg 06 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.6%/yr); 465 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,913 (12.6% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $188,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Mahaffey Ct Unit MP 6 Magnolia A1 R	0.02mi	3/2.5	1,403 (0%)	1mo	$176,999	$126	98
818 Mahaffey Ct Unit MP 5 Magnolia B	0.02mi	3/2.5	1,403 (0%)	1mo	$174,399	$124	98
814 Mahaffey Ct Unit MP 3 Chestnut L B1	0.02mi	3/2.5	1,423 (+1%)	1mo	$179,999	$126	96
814 Mahaffey Ct Unit MP 3 Chestnut A	0.02mi	3/2.5	1,423 (+1%)	1mo	$179,999	$126	96
812 Mahaffey Ct Unit MP 2 Chestnut A	0.02mi	3/2.5	1,423 (+1%)	1mo	$178,399	$125	96
710 Peyden Ln	0.35mi	3/2.5	1,405 (+0%)	7mo	$189,999	$135	78
710 Peyden Ln Unit HH 26 Magnolia A	0.35mi	3/2.5	1,405 (+0%)	7mo	$189,999	$135	78
718 Peyden Ln	0.35mi	3/2.5	1,405 (+0%)	7mo	$187,879	$134	78
714 Peyden Ln	0.35mi	3/2.5	1,405 (+0%)	7mo	$189,399	$135	78
714 Peyden Ln Unit HH 24 Magnolia A	0.35mi	3/2.5	1,405 (+0%)	7mo	$189,399	$135	78
718 Peyden Ln Unit HH 22 Magnolia A	0.36mi	3/2.5	1,405 (+0%)	7mo	$187,879	$134	77
720 Peyden Ln Unit HH 21 Chestnut B	0.36mi	3/2.5	1,423 (+1%)	8mo	$199,000	$140	74

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-31,531
• Equity at exit: $25,049

10-year hold

• IRR: -20.8%
• Equity multiple: 0.06×
• Total profit: $-44,038
• Equity at exit: $14,525

Cash invested: $47,040 (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 29301

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 465
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-0

Break-even live

Break-even rent $1,470

Max offer price $167,942

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $58	+0% $0	+5% $-58	+10% $-116
Rent	-10% $-116	-5% $-58	+0% $0	+5% $58	+10% $116
Rate	-1.0pp $84	-0.5pp $42	base $0	+0.5pp $-44	+1.0pp $-88

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Somersett Dr Unit 1 Spartanburg, SC	2.0	1.5	1184	$1,325	$1.12	23d	1	0.15mi
315 Birchrun Dr Spartanburg, SC	3.0	1.0–2.0	741	$1,355	$1.83	15d	9	0.17mi
3011 Grand Creek Way Spartanburg, SC	2.0	2.0	1170	$1,417	$1.21	15d	15	0.56mi
311 Weststone Walk Spartanburg, SC	3.0	2.5	1501	$1,695	$1.13	23d	1	1.15mi
61 Sweetbriar Ln Spartanburg, SC	2.0	2.0	1160	$1,295	$1.12	23d	1	1.23mi
100 Keats Dr Spartanburg, SC	1.0–2.0	1.0–2.0	964	$1,381	$1.43	15d	13	1.38mi
1451 Darrowby Way Spartanburg, SC	3.0	2.5	1670	$1,850	$1.11	23d	1	1.45mi
227 Old Towne Rd Unit 1 Spartanburg, SC	2.0	1.5	1362	$1,500	$1.10	23d	1	1.47mi

Listing history 17 events

1. 2026-06-22
   days on market $167,999 Active 44 DOM
2. 2026-06-18
   days on market $167,999 Active 41 DOM
3. 2026-06-17
   days on market $167,999 Active 40 DOM
4. 2026-06-16
   price $167,999 Active 39 DOM
5. 2026-06-16
   days on market $169,999 Active 39 DOM
6. 2026-06-15
   days on market $169,999 Active 38 DOM
7. 2026-06-14
   days on market $169,999 Active 36 DOM
8. 2026-06-13
   days on market $169,999 Active 35 DOM
9. 2026-06-10
   days on market $169,999 Active 33 DOM
10. 2026-06-09
    days on market $169,999 Active 32 DOM
11. 2026-06-08
    days on market $169,999 Active 31 DOM
12. 2026-06-07
    days on market $169,999 Active 30 DOM
13. 2026-06-03
    price $169,999 Active 25 DOM
14. 2026-06-02
    days on market $174,999 Active 25 DOM
15. 2026-06-01
    days on market $174,999 Active 24 DOM
16. 2026-05-31
    days on market $174,999 Active 23 DOM
17. 2026-05-30
    days on market $174,999 Active 22 DOM

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,630
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,887
• Taxable loss: −$2,849
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $679/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 · 2 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse is ready for move-in and offers a good return on investment with minor updates to enhance its curb appeal and interior.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern. ↑

ⓘ 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 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 — Fairforest

• Score: 66/100
• State rank: #119
• US rank: #11811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

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 0.67)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% Other Asian/Pacific 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: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• 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