489 Wagon Trl · Reidville, SC 29334

$259,900

3 bd · 2.5 ba · 1,548 sqft · SingleFamily public records · 125 Days on market

Built 2020 6,969 sqft lot Est $291k · 11% under $23/mo HOA · 1% of rent ↓ 28% since listing

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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 +13.1/30.0
• ARV discount +12.3/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Living in the Heart of Duncan! This move-in ready 3BR/2.5BA home built in 2020 offers the perfect blend of style, comfort, and convenience. Featuring an open floor plan, spacious living areas, and a modern kitchen with granite countertops, stainless steel appliances, and a large island perfect for entertaining. Upstairs, enjoy a versatile loft space ideal for a home office, media room, or play area, along with a spacious primary suite complete with a walk-in closet and private bath. Relax on the covered patio overlooking the peaceful tree-lined backyard — all conveniently located just minutes from BMW, GSP Airport, shopping, dining, and Tiger River Park!

Key facts

• Open floor plan
• Walk in closet
• Move in ready

Tags

• MOVE IN READY
• CONVENIENTLY LOCATED
• OPEN FLOOR PLAN
• MODERN KITCHEN
• VERSATILE LOFT
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association present; HOA includes street lights; Community has lights

Exterior

• Parking: Attached 2-car garage; Driveway parking with extra pad (paved concrete)
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; Attached garage (power available); Central forced cooling (electric)
• Home design: Two-story residential property; Approximate age 6–10 years; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof; Attic and garage storage
• Exterior features: Front porch; Covered back porch; Tilt-out windows; Vinyl/aluminum trim; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Electric freestanding range; Built-in microwave; Granite countertops; Kitchen approx. 18 x 8; Dining area approx. 18 x 8
• Bedrooms: Primary bedroom with double sink, full bath, tub/shower and walk-in closet; Primary bedroom approx. 14 x 13; Second bedroom approx. 10 x 11; Third bedroom approx. 10 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric forced air heating; Central electric cooling
• Interior features: Attic stairs (disappearing); Cable available; Ceiling fans; Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closet(s); Pantry closet; Loft
• Laundry & utility: Laundry on second floor with walk-in area, electric dryer hookup and washer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.7% below list).
• Recommended offer: $206k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% 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: Abner Creek Academy (math 60% / reading 57%, grade B-, #95 of 597 statewide, top 16%, 752 students, 55% FRL) — zoned schools average 55% FRL vs 39% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 144 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/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 $8k 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 125 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

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 $206,029 (20.7% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $291,024
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
561 Wagon Trl	0.14mi	3/2.5	1,445 (-7%)	16mo	$215,000	$149	69
1277 Eutaw Springs Dr	0.69mi	3/2.0	1,543 (-0%)	1mo	$289,900	$188	65
405 Wagon Trl	0.16mi	3/2.5	1,630 (+5%)	23mo	$256,000	$157	64
1018 Rev Robert Reid St	0.71mi	3/2.0	1,533 (-1%)	5mo	$310,000	$202	59

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-45,726
• Equity at exit: $38,752

10-year hold

• IRR: -13.2%
• Equity multiple: 0.27×
• Total profit: $-52,803
• Equity at exit: $22,471

Cash invested: $72,772 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 144
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$108
• HOA: −$23
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-8

Break-even live

Break-even rent $2,071

Max offer price $258,459

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $65	+0% $-8	+5% $-82	+10% $-155
Rent	-10% $-171	-5% $-90	+0% $-8	+5% $73	+10% $155
Rate	-1.0pp $123	-0.5pp $58	base $-8	+0.5pp $-76	+1.0pp $-144

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Yellow Ln Greer, SC	3.0	2.5	1740	$1,800	$1.03	22d	1	0.68mi
1210 Murdock Cir Greer, SC	4.0	2.5	2174	$2,175	$1.00	22d	1	0.90mi
569 Berry Shoals Rd Duncan, SC	3.0	2.0	1250	$1,550	$1.24	22d	1	1.01mi
161 Magnolia St Reidville, SC	4.0	2.5	2244	$2,200	$0.98	22d	1	1.12mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 31 events

1. 2026-06-18
   days on market $259,900 Active 125 DOM
2. 2026-06-17
   days on market $259,900 Active 124 DOM
3. 2026-06-16
   days on market $259,900 Active 123 DOM
4. 2026-06-15
   days on market $259,900 Active 122 DOM
5. 2026-06-14
   days on market $259,900 Active 120 DOM
6. 2026-06-13
   days on market $259,900 Active 119 DOM
7. 2026-06-10
   days on market $259,900 Active 117 DOM
8. 2026-06-09
   days on market $259,900 Active 116 DOM
9. 2026-06-08
   days on market $259,900 Active 115 DOM
10. 2026-06-07
    days on market $259,900 Active 114 DOM
11. 2026-06-02
    days on market $259,900 Active 109 DOM
12. 2026-06-01
    days on market $259,900 Active 108 DOM
13. 2026-05-31
    days on market $259,900 Active 107 DOM
14. 2026-05-30
    days on market $259,900 Active 106 DOM
15. 2026-05-08
    price $259,900

    Show marketing remark (676 chars)

    Modern Living in the Heart of Duncan! This move-in ready 3BR/2.5BA home built in 2020 offers the perfect blend of style, comfort, and convenience. Featuring an open floor plan, spacious living areas, and a modern kitchen with granite countertops, stainless steel appliances, and a large island perfect for entertaining. Upstairs, enjoy a versatile loft space ideal for a home office, media room, or play area, along with a spacious primary suite complete with a walk-in closet and private bath. Relax on the covered patio overlooking the peaceful tree-lined backyard — all conveniently located just minutes from BMW, GSP Airport, shopping, dining, and Tiger River Park!

16. 2026-05-08
    price $259,900 676-char remark

    Show marketing remark (676 chars)

    Modern Living in the Heart of Duncan! This move-in ready 3BR/2.5BA home built in 2020 offers the perfect blend of style, comfort, and convenience. Featuring an open floor plan, spacious living areas, and a modern kitchen with granite countertops, stainless steel appliances, and a large island perfect for entertaining. Upstairs, enjoy a versatile loft space ideal for a home office, media room, or play area, along with a spacious primary suite complete with a walk-in closet and private bath. Relax on the covered patio overlooking the peaceful tree-lined backyard — all conveniently located just minutes from BMW, GSP Airport, shopping, dining, and Tiger River Park!

17. 2026-02-13
    listed $259,990 Active

    Show marketing remark (676 chars)

    Modern Living in the Heart of Duncan! This move-in ready 3BR/2.5BA home built in 2020 offers the perfect blend of style, comfort, and convenience. Featuring an open floor plan, spacious living areas, and a modern kitchen with granite countertops, stainless steel appliances, and a large island perfect for entertaining. Upstairs, enjoy a versatile loft space ideal for a home office, media room, or play area, along with a spacious primary suite complete with a walk-in closet and private bath. Relax on the covered patio overlooking the peaceful tree-lined backyard — all conveniently located just minutes from BMW, GSP Airport, shopping, dining, and Tiger River Park!

18. 2026-02-13
    listed $259,990 Active 676-char remark

    Show marketing remark (676 chars)

    Modern Living in the Heart of Duncan! This move-in ready 3BR/2.5BA home built in 2020 offers the perfect blend of style, comfort, and convenience. Featuring an open floor plan, spacious living areas, and a modern kitchen with granite countertops, stainless steel appliances, and a large island perfect for entertaining. Upstairs, enjoy a versatile loft space ideal for a home office, media room, or play area, along with a spacious primary suite complete with a walk-in closet and private bath. Relax on the covered patio overlooking the peaceful tree-lined backyard — all conveniently located just minutes from BMW, GSP Airport, shopping, dining, and Tiger River Park!

19. 2025-11-26
    historical
20. 2025-10-06
    listed $259,990 Active
21. 2025-10-06
    listed $259,990 Active
22. 2022-03-21
    soldstatus $270,000
23. 2022-03-10
    soldstatus $270,000 Sold
24. 2022-02-08
    status Pending
25. 2022-02-06
    listed $239,900 Active
26. 2020-12-16
    soldstatus $189,990 Sold
27. 2020-08-17
    status Pending
28. 2020-08-16
    price $189,990
29. 2020-08-16
    price $188,990
30. 2020-08-13
    listed $187,990 Active
31. 2020-07-13
    soldstatus $359,200

ⓘ 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°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: $24,723
• − Mortgage interest: −$14,558
• − Property taxes: −$1,699
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$276
• − Depreciation: −$7,561
• Taxable loss: −$4,626
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $1,012/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): 18,575
• Household income: $81,413
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 300.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -63.74%
• Current HPI: 230.2483
• Rent YoY: ▲ 1.52%
• 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

-27.6% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $259,900 Greater Greenville MLS
• 2026-05-08 Price Changed $259,900 SPMLS
• 2026-02-13 Listed $259,990 SPMLS
• 2026-02-13 Listed $259,990 Greater Greenville MLS
• 2025-11-26 Listing Removed — Greater Greenville MLS
• 2025-10-06 Listed $259,990 SPMLS
• 2025-10-06 Listed $259,990 Greater Greenville MLS
• 2022-03-21 Sold (Public Records) $270,000 Public Records
• 2022-03-10 Sold (MLS) $270,000 Greater Greenville MLS
• 2022-02-08 Pending — Greater Greenville MLS
• 2022-02-06 Listed $239,900 Greater Greenville MLS
• 2020-12-16 Sold (MLS) $189,990 Greater Greenville MLS
• 2020-08-17 Pending — Greater Greenville MLS
• 2020-08-16 Price Changed $188,990 Greater Greenville MLS
• 2020-08-16 Price Changed $189,990 Greater Greenville MLS
• 2020-08-13 Listed $187,990 Greater Greenville MLS
• 2020-07-13 Sold (Public Records) $359,200 Public Records

Property tax history

+59.9%/yr

Latest (2025): $1,699 · +0.6% YoY. Source: county tax records.