611 Willow Bank Lndg · Reidville, SC 29369

$319,900

4 bd · 2.5 ba · 2,748 sqft · SingleFamily public records · 17 Days on market

Built 2018 9,583 sqft lot Est $338k · 5% under $38/mo HOA · 2% of rent

---

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 +12.2/30.0
• ARV discount +9.9/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wilmington Floorplan: Great floor plan w/ huge kitchen w/ island & breakfast bar that overlooks great room. Formal living and dining room and the dining room and dining room has chair rail molding. Large pantry and laundry down. Upstairs you will find 4 large bedrooms w/ walk-in closets and a loft. Spacious Master Suite w/ impressive walk in closet. . This home is an incredible value with all the benefit of new construction and a 10 yr. Home Warranty! Ask about our Main Street Star Savings!

Key facts

• Oversized patio
• Storage shed
• 9,583 sq ft lot

Tags

• OVERSIZED PATIO
• LEVEL PRIVACY FENCED BACKYARD
• STORAGE SHED
• UPGRADED TWO CAR GARAGE
• OWNED SOLAR PANEL SYSTEM
• UPDATED KITCHEN APPLIANCES

Property features AI

Finance

• HOA & community: Community has a homeowners association; HOA enforces restrictive covenants; Community amenities include common areas, lighting, and a pool

Exterior

• Parking: Attached 2-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Electric service; Private garbage pickup
• Home design: Two-story residential property; Built in 2018; Storage in attic, garage, and outbuilding; Slab foundation
• Construction: Architectural roof
• Exterior features: Patio; Front porch; Partial brick veneer with vinyl siding and vinyl/aluminum trim; Thermal windows; Owned solar panels; Fenced, level yard; Underground utilities

Interior

• Kitchen: Dishwasher; Garbage disposal; Smooth-top range (stand-alone); Built-in microwave; Kitchen size approximately 16 x 11; Breakfast area approximately 16 x 7; Pantry storage
• Bedrooms: Primary bedroom on 2nd level with shower-only bath and walk-in closet; Bedroom sizes: Primary 18 x 17; other bedrooms 14 x 12, 13 x 12, 13 x 12
• Flooring: Carpet; Vinyl; Luxury vinyl tile/plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central forced air cooling (electric)
• Interior features: Disappearing attic stairs; 9+ foot ceilings; Ceiling fans; Cathedral/vaulted and smooth ceilings; Open floor plan; Smoke detector; Walk-in closets; Laminate countertops; Pantry closet and walk-in pantry; Gas-log fireplace (1)
• Laundry & utility: Laundry on 1st floor with walk-in laundry area; Washer connection; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (24.7% below list).
• Recommended offer: $241k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Reidville — 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 80/100 on livability (#12 in SC, #1,810 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: River Ridge Elementary (math 53% / reading 48%, grade D+, #160 of 597 statewide, top 27%, 778 students, 64% FRL); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 59% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 357 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).
• This rent runs 35% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $10k 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 17 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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 $209k; list at $320k implies a 53% gain — meaningful room to come down on a strong offer.

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 $240,888 (24.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $338,004
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Victory Ln	0.14mi	4/2.5	2,888 (+5%)	8mo	$319,000	$110	79
325 Victory Ln	0.12mi	4/2.5	2,648 (-4%)	12mo	$325,000	$123	78
215 Harlequin Dr	0.18mi	4/2.5	2,927 (+6%)	15mo	$315,000	$108	68
240 Harlequin Dr	0.12mi	4/3.5	3,142 (+14%)	0mo	$379,900	$121	66
536 Willow Bank Lndg	0.13mi	4/2.0	2,353 (-14%)	8mo	$325,000	$138	61
150 Barley Mill Rd	0.56mi	4/2.0	2,611 (-5%)	11mo	$412,500	$158	55
138 Barley Mill Rd	0.63mi	3/2.5 (-1)	2,341 (-15%)	10mo	$415,000	$177	33

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-59,003
• Equity at exit: $47,698

10-year hold

• IRR: -14.1%
• Equity multiple: 0.23×
• Total profit: $-69,042
• Equity at exit: $27,659

Cash invested: $89,572 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 357
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$133
• HOA: −$38
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-64

Break-even live

Break-even rent $2,490

Max offer price $308,640

Occupancy floor 98%

Sensitivity live

Price	-10% $117	-5% $27	+0% $-64	+5% $-154	+10% $-245
Rent	-10% $-254	-5% $-159	+0% $-64	+5% $31	+10% $127
Rate	-1.0pp $97	-0.5pp $18	base $-64	+0.5pp $-147	+1.0pp $-231

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3125 Hickory Ridge Trl Moore, SC	4.0	2.5	2175	$2,045	$0.94	5d	1	1.18mi
535 Summit Vw Moore, SC	5.0	4.0	2937	$2,530	$0.86	13d	1	1.38mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 25 events

1. 2026-06-22
   days on market $319,900 Active 17 DOM
2. 2026-06-18
   days on market $319,900 Active 14 DOM
3. 2026-06-17
   days on market $319,900 Active 13 DOM
4. 2026-06-16
   days on market $319,900 Active 12 DOM
5. 2026-06-15
   days on market $319,900 Active 11 DOM
6. 2026-06-14
   days on market $319,900 Active 9 DOM
7. 2026-06-13
   days on market $319,900 Active 8 DOM
8. 2026-06-10
   days on market $319,900 Active 6 DOM
9. 2026-06-09
   days on market $319,900 Active 5 DOM
10. 2026-06-08
    days on market $319,900 Active 4 DOM
11. 2026-06-07
    pricedays on marketlisting id $319,900 Active 3 DOM
12. 2026-06-02
    days on market $324,900 Active 48 DOM
13. 2026-06-01
    days on market $324,900 Active 47 DOM
14. 2026-05-31
    days on market $324,900 Active 46 DOM
15. 2026-05-30
    days on market $324,900 Active 45 DOM
16. 2026-04-15
    listed $324,900 Active
17. 2018-02-28
    soldstatus $209,170 Sold In-House 501-char remark

    Show marketing remark (1477 chars)

    BRAND NEW four bedroom home with a loft in an incredible location! The Wilmington has the space for everyone and is sure to impress! This home boasts style and comfort and it starts with the rocking chair front porch. Enter through the front door and you're greeted by a gorgeous foyer. A formal living room and dining room flow seamlessly into the great room that has a gorgeous fire place! The kitchen is sure to please. It features, stainless appliances, loads of cabinet space a center island as well as a bar top that looks out into the great room. A large pantry, laundry room and powder room complete the first floor. All four bedrooms are a great size and feature huge walk-in closets. A shared bath with dual sink vanity is centrally located to all bedrooms. The owner's suite is breath taking and features vaulted ceilings! The owner's bath has been upgraded and included a double vanity, walk-in shower and separate soaking tub. If you need closet space, this home has got you covered! This great home is located in the wonderful Bridle Path community which has a wonderful pool and cabana. We are in the well sought after District 5 schools. The builder is offering 3% of your purchase price in closing cost assistance with the use of a preferred lender, a move-in package which includes; 2" faux wood blinds, stainless side-by-side refrigerator and garage door opener. This home is also eligible for USDA 100% financing!! Don't wait, very popular floor plan!!

18. 2018-02-28
    soldstatus $209,170 Sold In-House 1477-char remark

    Show marketing remark (1477 chars)

    BRAND NEW four bedroom home with a loft in an incredible location! The Wilmington has the space for everyone and is sure to impress! This home boasts style and comfort and it starts with the rocking chair front porch. Enter through the front door and you're greeted by a gorgeous foyer. A formal living room and dining room flow seamlessly into the great room that has a gorgeous fire place! The kitchen is sure to please. It features, stainless appliances, loads of cabinet space a center island as well as a bar top that looks out into the great room. A large pantry, laundry room and powder room complete the first floor. All four bedrooms are a great size and feature huge walk-in closets. A shared bath with dual sink vanity is centrally located to all bedrooms. The owner's suite is breath taking and features vaulted ceilings! The owner's bath has been upgraded and included a double vanity, walk-in shower and separate soaking tub. If you need closet space, this home has got you covered! This great home is located in the wonderful Bridle Path community which has a wonderful pool and cabana. We are in the well sought after District 5 schools. The builder is offering 3% of your purchase price in closing cost assistance with the use of a preferred lender, a move-in package which includes; 2" faux wood blinds, stainless side-by-side refrigerator and garage door opener. This home is also eligible for USDA 100% financing!! Don't wait, very popular floor plan!!

19. 2018-02-22
    soldstatus $209,170 Sold
20. 2018-01-27
    status Pending 1477-char remark

    Show marketing remark (1477 chars)

    BRAND NEW four bedroom home with a loft in an incredible location! The Wilmington has the space for everyone and is sure to impress! This home boasts style and comfort and it starts with the rocking chair front porch. Enter through the front door and you're greeted by a gorgeous foyer. A formal living room and dining room flow seamlessly into the great room that has a gorgeous fire place! The kitchen is sure to please. It features, stainless appliances, loads of cabinet space a center island as well as a bar top that looks out into the great room. A large pantry, laundry room and powder room complete the first floor. All four bedrooms are a great size and feature huge walk-in closets. A shared bath with dual sink vanity is centrally located to all bedrooms. The owner's suite is breath taking and features vaulted ceilings! The owner's bath has been upgraded and included a double vanity, walk-in shower and separate soaking tub. If you need closet space, this home has got you covered! This great home is located in the wonderful Bridle Path community which has a wonderful pool and cabana. We are in the well sought after District 5 schools. The builder is offering 3% of your purchase price in closing cost assistance with the use of a preferred lender, a move-in package which includes; 2" faux wood blinds, stainless side-by-side refrigerator and garage door opener. This home is also eligible for USDA 100% financing!! Don't wait, very popular floor plan!!

21. 2018-01-27
    listed $209,170 Active 1477-char remark

    Show marketing remark (1477 chars)

    BRAND NEW four bedroom home with a loft in an incredible location! The Wilmington has the space for everyone and is sure to impress! This home boasts style and comfort and it starts with the rocking chair front porch. Enter through the front door and you're greeted by a gorgeous foyer. A formal living room and dining room flow seamlessly into the great room that has a gorgeous fire place! The kitchen is sure to please. It features, stainless appliances, loads of cabinet space a center island as well as a bar top that looks out into the great room. A large pantry, laundry room and powder room complete the first floor. All four bedrooms are a great size and feature huge walk-in closets. A shared bath with dual sink vanity is centrally located to all bedrooms. The owner's suite is breath taking and features vaulted ceilings! The owner's bath has been upgraded and included a double vanity, walk-in shower and separate soaking tub. If you need closet space, this home has got you covered! This great home is located in the wonderful Bridle Path community which has a wonderful pool and cabana. We are in the well sought after District 5 schools. The builder is offering 3% of your purchase price in closing cost assistance with the use of a preferred lender, a move-in package which includes; 2" faux wood blinds, stainless side-by-side refrigerator and garage door opener. This home is also eligible for USDA 100% financing!! Don't wait, very popular floor plan!!

22. 2017-10-22
    status Pending

    Show marketing remark (501 chars)

    Wilmington Floorplan: Great floor plan w/ huge kitchen w/ island & breakfast bar that overlooks great room. Formal living and dining room and the dining room and dining room has chair rail molding. Large pantry and laundry down. Upstairs you will find 4 large bedrooms w/ walk-in closets and a loft. Spacious Master Suite w/ impressive walk in closet. . This home is an incredible value with all the benefit of new construction and a 10 yr. Home Warranty! Ask about our Main Street Star Savings!

23. 2017-10-22
    status Pending 501-char remark

    Show marketing remark (501 chars)

    Wilmington Floorplan: Great floor plan w/ huge kitchen w/ island & breakfast bar that overlooks great room. Formal living and dining room and the dining room and dining room has chair rail molding. Large pantry and laundry down. Upstairs you will find 4 large bedrooms w/ walk-in closets and a loft. Spacious Master Suite w/ impressive walk in closet. . This home is an incredible value with all the benefit of new construction and a 10 yr. Home Warranty! Ask about our Main Street Star Savings!

24. 2017-10-09
    listed $205,990 Active

    Show marketing remark (501 chars)

    Wilmington Floorplan: Great floor plan w/ huge kitchen w/ island & breakfast bar that overlooks great room. Formal living and dining room and the dining room and dining room has chair rail molding. Large pantry and laundry down. Upstairs you will find 4 large bedrooms w/ walk-in closets and a loft. Spacious Master Suite w/ impressive walk in closet. . This home is an incredible value with all the benefit of new construction and a 10 yr. Home Warranty! Ask about our Main Street Star Savings!

25. 2017-10-09
    listed $205,990 Active 501-char remark

    Show marketing remark (501 chars)

    Wilmington Floorplan: Great floor plan w/ huge kitchen w/ island & breakfast bar that overlooks great room. Formal living and dining room and the dining room and dining room has chair rail molding. Large pantry and laundry down. Upstairs you will find 4 large bedrooms w/ walk-in closets and a loft. Spacious Master Suite w/ impressive walk in closet. . This home is an incredible value with all the benefit of new construction and a 10 yr. Home Warranty! Ask about our Main Street Star Savings!

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$409/yr (+$34/mo · 28.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,907
• − Mortgage interest: −$17,919
• − Property taxes: −$1,414
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$456
• − Depreciation: −$9,306
• Taxable loss: −$6,414
• Est. tax savings @ 24.0%: +$1,539
• After-tax cash flow: $775/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 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Reidville

• Score: 80/100
• State rank: #12
• US rank: #1810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 129
• Metro: Spartanburg, SC
• Population (ZIP): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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 (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

+57.7% since first listed

10 events — show timeline

• 2026-04-15 Listed $324,900 Greater Greenville MLS
• 2018-02-28 Sold (MLS) $209,170 SPMLS
• 2018-02-28 Sold (MLS) $209,170 SPMLS
• 2018-02-22 Sold (MLS) $209,170 Greater Greenville MLS
• 2018-01-27 Pending — SPMLS
• 2018-01-27 Listed $209,170 SPMLS
• 2017-10-22 Pending — Greater Greenville MLS
• 2017-10-22 Pending — SPMLS
• 2017-10-09 Listed $205,990 Greater Greenville MLS
• 2017-10-09 Listed $205,990 SPMLS

Property tax history

+13.1%/yr

Latest (2025): $1,414 · +0.7% YoY. Source: county tax records.