Ashford Townhome Plan · Roebuck, SC 29376

$225,900

3 bd · 2.5 ba · 1,562 sqft · Townhouse · 252 Days on market

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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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Ashford floor plan features a modern, open-concept layout designed for both comfort and functionality. The first floor welcomes you with a charming front porch and foyer that lead into a spacious family room, perfect for relaxing or entertaining. The adjoining kitchen includes a large island, pantry, and breakfast area that opens to the back patio, creating an easy flow between indoor and outdoor living. A convenient powder room and attached garage complete the main level. Upstairs, the owner's suite offers a peaceful retreat with a private bath and generous walk-in closet. Two additional bedrooms share a full bath, providing ideal space for family, guests, or a home office. With though

Key facts

• Parking
• Listed 251 days

Property features AI

Finance

• Financial info: List price $225,900

Exterior

• Parking: 1 parking space
• Home design: Townhome; Plan inventory (new construction plan)
• Exterior features: Living area of 1562

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home — Ashford Townhome

🏗️ New construction. The $225,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $203,060.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $226k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $198k (12.2% below list).
• Recommended offer: $198k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.7% in Roebuck — 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 64/100 on livability (#147 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute 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.
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 252 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,318 (12.2% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $203,060
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2011 Hillman Way	0.00mi	3/2.5	1,562 (0%)	4mo	$189,900	$122	97
2043 Hillman Way	0.06mi	3/2.5	1,570 (+0%)	1mo	$212,900	$136	96
2035 Hillman Way	0.04mi	3/2.5	1,562 (0%)	3mo	$202,900	$130	96
2015 Hillman Way	0.00mi	3/2.5	1,570 (+0%)	5mo	$189,000	$120	95
2013 Hillman Way	0.00mi	3/2.5	1,570 (+0%)	5mo	$189,900	$121	95
2037 Hillman Way	0.04mi	3/2.5	1,570 (+0%)	2mo	$206,900	$132	95
2039 Hillman Way	0.05mi	3/2.5	1,562 (0%)	4mo	$199,900	$128	95
2033 Hillman Way	0.04mi	3/2.5	1,570 (+0%)	4mo	$204,990	$131	94
2041 Hillman Way	0.05mi	3/2.5	1,570 (+0%)	3mo	$207,900	$132	94
2009 Hillman Way	0.01mi	3/2.5	1,570 (+0%)	5mo	$195,900	$125	94

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-22,467
• Equity at exit: $30,277

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,041
• Equity at exit: $17,557

Cash invested: $56,857 (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 29376

• Home prices YoY: -25.6%
• Active inventory: 141
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,065
• Tax est. 1.5%: −$254 /mo · $3,046/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $163

Break-even live

Break-even rent $1,776

Max offer price $203,060

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: $50,765
• Closing costs: $6,092
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6039 Haddington Dr Roebuck, SC	3.0	2.5	1913	$1,975	$1.03	21d	1	0.38mi
2180 Davenport Ct Moore, SC	3.0	2.0	1456	$2,000	$1.37	14d	1	0.90mi

Listing history 14 events

1. 2026-06-18
   days on market $225,900 Active 252 DOM
2. 2026-06-17
   days on market $225,900 Active 251 DOM
3. 2026-06-16
   days on market $225,900 Active 250 DOM
4. 2026-06-15
   days on market $225,900 Active 249 DOM
5. 2026-06-14
   days on market $225,900 Active 247 DOM
6. 2026-06-13
   days on market $225,900 Active 246 DOM
7. 2026-06-10
   days on market $225,900 Active 244 DOM
8. 2026-06-09
   days on market $225,900 Active 243 DOM
9. 2026-06-08
   days on market $225,900 Active 242 DOM
10. 2026-06-07
    days on market $225,900 Active 241 DOM
11. 2026-06-02
    days on market $225,900 Active 236 DOM
12. 2026-06-01
    days on market $225,900 Active 235 DOM
13. 2026-05-31
    days on market $225,900 Active 234 DOM
14. 2026-05-30
    days on market $225,900 Active 233 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,798
• − Mortgage interest: −$11,375
• − Property taxes: −$3,046
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$5,907
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $2,286/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 — Roebuck

• Score: 64/100
• State rank: #147
• US rank: #13929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roebuck, SC
• Population (ZIP): 8,722

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 (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 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: ▼ -77.54%
• Current HPI: 225.2259
• 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