157 Sunset Dr · Cowpens, SC 29330

$175,000

3 bd · 1.5 ba · 1,377 sqft · SingleFamily public records · 22 Days on market

Built 1969 0.45 ac lot Est $211k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Instant equity! Welcome home to this nicely updated brick ranch, perfectly situated minutes from downtown Cowpens, I-85, and Spartanburg's desirable East side. Offering three bedrooms and one and half baths, this home blends timeless character with thoughtful updates for modern living. Step inside to discover beautiful, original hardwood floors in the living room and bedrooms, complimented by luxury vinyl lank floors in the kitchen, dining room and bathrooms. The spacious living room features build-ins that add both style and functionality, while the large kitchen provides ample cabinet space, durable counter tops and a comfortable dining area - ideal for everyday meals or entertaining gues

Key facts

• Build-ins
• Updated brick ranch
• Ample cabinet space

Tags

• UPDATED BRICK RANCH
• ORIGINAL HARDWOOD FLOORS
• LUXURY VINYL PLANK FLOORS
• BUILD-INS
• AMPLE CABINET SPACE
• DURABLE COUNTER TOPS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior
• Exterior features: Front porch; Outbuilding

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Laminate countertops; Built-in bookcases
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $25 ($297/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 $150k (14.6% below list).
• Recommended offer: $150k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Cowpens — 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 61/100 on livability (#213 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Spartanburg 03 (suburban): math 39% / reading 49% proficiency, ranked #28 of 80 in SC (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cowpens Elementary (math 57% / reading 52%, grade C, #123 of 597 statewide, top 22%, 461 students, 100% FRL); Clifdale Middle (695 students, 78% FRL); Broome High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 825 students, 68% FRL) — zoned schools average 82% FRL vs 57% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Spartanburg 03 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 69 active listings in the ZIP; 1 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 $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 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,500 (14.6% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $210,681
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Crestview Dr	0.08mi	3/1.5	1,269 (-8%)	16mo	$215,000	$169	70
109 Crystal Dr	0.21mi	3/1.5	1,480 (+8%)	11mo	$220,000	$149	69
208 Brimfield Dr	0.17mi	3/2.0	1,216 (-12%)	14mo	$237,500	$195	59
141 W Church St	0.61mi	2/1.0 (-1)	1,400 (+2%)	12mo	$185,000	$132	52
112 Allison St	0.70mi	2/1.0 (-1)	1,312 (-5%)	10mo	$149,900	$114	44
186 Washington Rd	0.65mi	3/2.0	1,500 (+9%)	12mo	$230,000	$153	43
132 Tram	0.47mi	3/2.0	1,248 (-9%)	23mo	$213,000	$171	42

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-26,790
• Equity at exit: $26,093

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-21,339
• Equity at exit: $15,131

Cash invested: $49,000 (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 29330

• Home prices YoY: -9.2%
• Active inventory: 69
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $25

Break-even live

Break-even rent $1,464

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $74	+0% $25	+5% $-25	+10% $-74
Rent	-10% $-93	-5% $-34	+0% $25	+5% $84	+10% $143
Rate	-1.0pp $113	-0.5pp $69	base $25	+0.5pp $-21	+1.0pp $-67

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Anile St Unit B Cowpens, SC	2.0	2.0	1050	$1,495	$1.42	14d	1	0.51mi

Listing history 34 events

1. 2026-06-18
   days on market $175,000 Active 22 DOM
2. 2026-06-17
   days on market $175,000 Active 21 DOM
3. 2026-06-16
   days on market $175,000 Active 20 DOM
4. 2026-06-15
   days on market $175,000 Active 19 DOM
5. 2026-06-14
   days on market $175,000 Active 17 DOM
6. 2026-06-13
   days on market $175,000 Active 16 DOM
7. 2026-06-10
   days on market $175,000 Active 14 DOM
8. 2026-06-09
   days on market $175,000 Active 13 DOM
9. 2026-06-08
   days on market $175,000 Active 12 DOM
10. 2026-06-07
    days on market $175,000 Active 11 DOM
11. 2026-06-05
    days on market $175,000 Active 8 DOM
12. 2026-06-03
    days on market $175,000 Active 7 DOM
13. 2026-06-02
    days on market $175,000 Active 6 DOM
14. 2026-06-01
    days on market $175,000 Active 5 DOM
15. 2026-05-31
    days on market $175,000 Active 4 DOM
16. 2026-05-30
    days on market $175,000 Active 3 DOM
17. 2026-05-27
    listed $175,000 Active
18. 2026-04-20
    status Pending
19. 2026-04-16
    listed $175,000 Active
20. 2026-03-21
    status Pending
21. 2026-02-22
    price $199,000
22. 2026-02-06
    price $208,000
23. 2025-11-17
    status Active
24. 2025-10-31
    status Pending
25. 2025-10-25
    price $210,000
26. 2025-10-16
    listed $217,000 Active
27. 2021-12-30
    soldstatus $190,000 Sold CO-OP Member
28. 2021-12-30
    soldstatus $190,000 Sold
29. 2021-12-30
    soldstatus $190,000
30. 2021-11-04
    historical Contingency Contract
31. 2021-11-04
    status Pending
32. 2021-10-27
    listed $220,000 Active
33. 2021-10-27
    listed $220,000 Active
34. 2020-11-05
    soldstatus $60,000

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$9,803
• − Property taxes: −$1,988
• − Insurance: −$875
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,091
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $942/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 03
• NCES district ID: 4503540
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $36,898
• Composite: 36.52/100
• National rank: #4645
• State rank: #28 of 80 in SC

Livability — Cowpens

• Score: 61/100
• State rank: #213
• US rank: #17912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cowpens, SC
• Population (ZIP): 8,720

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 6% Chinese 1% 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: ▼ -26.81%
• Current HPI: 263.1439
• 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

Price history

+191.7% since first listed

18 events — show timeline

• 2026-05-27 Listed $175,000 SPMLS
• 2026-04-20 Pending — SPMLS
• 2026-04-16 Listed $175,000 SPMLS
• 2026-03-21 Pending — SPMLS
• 2026-02-22 Price Changed $199,000 SPMLS
• 2026-02-06 Price Changed $208,000 SPMLS
• 2025-11-17 Relisted — SPMLS
• 2025-10-31 Pending — SPMLS
• 2025-10-25 Price Changed $210,000 SPMLS
• 2025-10-16 Listed $217,000 SPMLS
• 2021-12-30 Sold (Public Records) $190,000 Public Records
• 2021-12-30 Sold (MLS) $190,000 Greater Greenville MLS
• 2021-12-30 Sold (MLS) $190,000 SPMLS
• 2021-11-04 Contingent — Greater Greenville MLS
• 2021-11-04 Pending — SPMLS
• 2021-10-27 Listed $220,000 Greater Greenville MLS
• 2021-10-27 Listed $220,000 SPMLS
• 2020-11-05 Sold (Public Records) $60,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,988 · +0.5% YoY. Source: county tax records.