321 Broadway St · Glendale, SC 29346

$219,900

3 bd · 1.0 ba · 1,462 sqft · SingleFamily public records · 52 Days on market

Built 1903 0.54 ac lot Est $205k · 7% over

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Why this score? — see what drove the C- 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 +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• ARV discount +4.2/15.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the heart of historic Glendale Mill, this beautifully restored home offers a rare blend of timeless character and modern updates. Just 100 yards from the iconic Iron Bridge and the scenic River Shoals, the property places you steps away from some of the area’s most cherished landmarks. Inside, the home has been completely remodeled, featuring stunning pine floors, updated windows, a refreshed bathroom, and a beautifully crafted staircase, all thoughtfully designed to preserve its historic charm while providing modern comfort. Outdoor living is just as impressive, with a spacious 16x24 deck perfect for relaxing or entertaining, along with a 24x30 detached two-car garage/work

Key facts

• Glendale park
• Spacious deck
• Remodeled home

Tags

• HISTORIC GLENDALE MILL
• REMODELED HOME
• SPACIOUS DECK
• DETACHED GARAGE
• GLENDALE PARK

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One and one-half stories
• Construction: Aluminum siding; See remarks for additional construction details
• Exterior features: Deck; Porch; Level lot; Park nearby

Interior

• Kitchen: Cooktop; Free-standing range; Range hood; Dishwasher; Garbage disposal; Electric water heater
• Flooring: Wood; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Window unit(s); Electric cooling; Electric heating; Heat pump
• Interior features: Walk-in closets; Laminate countertops; Insulated windows; Window treatments; Smoke detector(s)
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#274 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: 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 73% FRL vs 57% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 44% district-wide (+17 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: 4 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

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $220k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $204,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Highland St	0.14mi	3/1.5	1,490 (+2%)	12mo	$36,000	$24	78
175 Chaffin St	0.29mi	3/1.0	1,350 (-8%)	3mo	$124,000	$92	71
120 Lindsey Ct	0.63mi	3/2.0	1,407 (-4%)	16mo	$238,000	$169	47
3055 Country Club Rd	0.55mi	3/2.0	1,290 (-12%)	9mo	$180,000	$140	44

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: 11.9%
• Equity multiple: 1.68×
• Total profit: $41,930
• Equity at exit: $98,877

10-year hold

• IRR: 14.0%
• Equity multiple: 3.07×
• Total profit: $127,714
• Equity at exit: $152,381

Cash invested: $61,572 (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 29346

• Active inventory: 4
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $242

Break-even live

Break-even rent $1,894

Max offer price $219,900

Occupancy floor 84%

Sensitivity live

Price	-10% $367	-5% $304	+0% $242	+5% $180	+10% $118
Rent	-10% $68	-5% $155	+0% $242	+5% $329	+10% $416
Rate	-1.0pp $353	-0.5pp $298	base $242	+0.5pp $185	+1.0pp $127

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Broadway St Glendale, SC	3.0	2.0	1799	$2,200	$1.22	14d	1	0.07mi

Listing history 50 events

1. 2026-06-15
   days on market $219,900 Active 52 DOM
2. 2026-06-10
   days on market $219,900 Active 47 DOM
3. 2026-06-09
   days on market $219,900 Active 46 DOM
4. 2026-06-08
   days on market $219,900 Active 45 DOM
5. 2026-06-07
   days on market $219,900 Active 44 DOM
6. 2026-06-05
   days on market $219,900 Active 41 DOM
7. 2026-06-03
   days on market $219,900 Active 40 DOM
8. 2026-06-03
   days on market $219,900 Active 39 DOM
9. 2026-06-01
   days on market $219,900 Active 38 DOM
10. 2026-06-01
    days on market $219,900 Active 37 DOM
11. 2026-05-30
    days on market $219,900 Active 36 DOM
12. 2026-05-29
    status Active
13. 2026-05-29
    historical
14. 2026-05-28
    status Active
15. 2026-05-28
    historical
16. 2026-05-27
    status Active
17. 2026-05-27
    historical
18. 2026-05-27
    status Active
19. 2026-05-27
    price $219,900
20. 2026-05-24
    historical
21. 2026-05-23
    status Active
22. 2026-05-23
    historical
23. 2026-05-23
    status Active
24. 2026-05-23
    historical
25. 2026-05-22
    status Active
26. 2026-05-22
    historical
27. 2026-05-22
    status Active
28. 2026-05-22
    historical
29. 2026-05-21
    status Active
30. 2026-05-21
    historical
31. 2026-05-21
    status Active
32. 2026-05-21
    historical
33. 2026-05-20
    status Active
34. 2026-05-20
    historical
35. 2026-05-20
    status Active
36. 2026-05-20
    historical
37. 2026-05-19
    status Active
38. 2026-05-19
    historical
39. 2026-05-18
    status Active
40. 2026-05-18
    historical
41. 2026-05-17
    status Active
42. 2026-05-17
    historical
43. 2026-05-16
    status Active
44. 2026-05-16
    historical
45. 2026-05-15
    status Active
46. 2026-05-15
    historical
47. 2026-05-15
    status Active
48. 2026-05-15
    historical
49. 2026-05-14
    status Active
50. 2026-05-14
    historical

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$12,318
• − Property taxes: −$3,013
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,397
• Taxable loss: −$651
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $3,062/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 — Glendale

• Score: 57/100
• State rank: #274
• US rank: #21792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, SC
• City population: 173
• Population (ZIP): 173

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 17% Italian 3%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: —
• Current HPI: —
• 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

+119.9% since first listed

101 events — show timeline

• 2026-05-29 Relisted — SPMLS
• 2026-05-29 Delisted — SPMLS
• 2026-05-28 Relisted — SPMLS
• 2026-05-28 Delisted — SPMLS
• 2026-05-27 Relisted — SPMLS
• 2026-05-27 Delisted — SPMLS
• 2026-05-27 Relisted — SPMLS
• 2026-05-27 Price Changed $219,900 SPMLS
• 2026-05-24 Delisted — SPMLS
• 2026-05-23 Relisted — SPMLS
• 2026-05-23 Delisted — SPMLS
• 2026-05-23 Relisted — SPMLS
• 2026-05-23 Delisted — SPMLS
• 2026-05-22 Relisted — SPMLS
• 2026-05-22 Delisted — SPMLS
• 2026-05-22 Relisted — SPMLS
• 2026-05-22 Delisted — SPMLS
• 2026-05-21 Relisted — SPMLS
• 2026-05-21 Delisted — SPMLS
• 2026-05-21 Relisted — SPMLS
• 2026-05-21 Delisted — SPMLS
• 2026-05-20 Relisted — SPMLS
• 2026-05-20 Delisted — SPMLS
• 2026-05-20 Relisted — SPMLS
• 2026-05-20 Delisted — SPMLS
• 2026-05-19 Relisted — SPMLS
• 2026-05-19 Delisted — SPMLS
• 2026-05-18 Relisted — SPMLS
• 2026-05-18 Delisted — SPMLS
• 2026-05-17 Relisted — SPMLS
• 2026-05-17 Delisted — SPMLS
• 2026-05-16 Relisted — SPMLS
• 2026-05-16 Delisted — SPMLS
• 2026-05-15 Relisted — SPMLS
• 2026-05-15 Delisted — SPMLS
• 2026-05-15 Relisted — SPMLS
• 2026-05-15 Delisted — SPMLS
• 2026-05-14 Relisted — SPMLS
• 2026-05-14 Delisted — SPMLS
• 2026-05-14 Relisted — SPMLS
• 2026-05-14 Delisted — SPMLS
• 2026-05-13 Relisted — SPMLS
• 2026-05-13 Delisted — SPMLS
• 2026-05-13 Relisted — SPMLS
• 2026-05-13 Delisted — SPMLS
• 2026-05-12 Relisted — SPMLS
• 2026-05-12 Delisted — SPMLS
• 2026-05-12 Relisted — SPMLS
• 2026-05-12 Delisted — SPMLS
• 2026-05-11 Relisted — SPMLS
• 2026-05-11 Delisted — SPMLS
• 2026-05-11 Relisted — SPMLS
• 2026-05-11 Delisted — SPMLS
• 2026-05-10 Relisted — SPMLS
• 2026-05-10 Delisted — SPMLS
• 2026-05-10 Relisted — SPMLS
• 2026-05-10 Delisted — SPMLS
• 2026-05-09 Relisted — SPMLS
• 2026-05-09 Delisted — SPMLS
• 2026-05-09 Relisted — SPMLS
• 2026-05-09 Delisted — SPMLS
• 2026-05-08 Relisted — SPMLS
• 2026-05-08 Delisted — SPMLS
• 2026-05-08 Relisted — SPMLS
• 2026-05-08 Delisted — SPMLS
• 2026-05-07 Relisted — SPMLS
• 2026-05-07 Delisted — SPMLS
• 2026-05-07 Relisted — SPMLS
• 2026-05-07 Delisted — SPMLS
• 2026-05-06 Relisted — SPMLS
• 2026-05-06 Delisted — SPMLS
• 2026-05-05 Relisted — SPMLS
• 2026-05-05 Delisted — SPMLS
• 2026-05-04 Relisted — SPMLS
• 2026-05-04 Delisted — SPMLS
• 2026-05-03 Relisted — SPMLS
• 2026-05-03 Delisted — SPMLS
• 2026-05-02 Relisted — SPMLS
• 2026-05-02 Delisted — SPMLS
• 2026-05-02 Relisted — SPMLS
• 2026-05-01 Delisted — SPMLS
• 2026-05-01 Relisted — SPMLS
• 2026-05-01 Delisted — SPMLS
• 2026-04-30 Relisted — SPMLS
• 2026-04-30 Delisted — SPMLS
• 2026-04-30 Relisted — SPMLS
• 2026-04-30 Delisted — SPMLS
• 2026-04-29 Relisted — SPMLS
• 2026-04-29 Delisted — SPMLS
• 2026-04-29 Relisted — SPMLS
• 2026-04-29 Delisted — SPMLS
• 2026-04-28 Relisted — SPMLS
• 2026-04-28 Delisted — SPMLS
• 2026-04-28 Relisted — SPMLS
• 2026-04-28 Delisted — SPMLS
• 2026-04-27 Relisted — SPMLS
• 2026-04-27 Delisted — SPMLS
• 2026-04-27 Relisted — SPMLS
• 2026-04-27 Delisted — SPMLS
• 2026-04-26 Relisted — SPMLS
• 2021-08-26 Sold (Public Records) $100,000 Public Records

Property tax history

+26.7%/yr

Latest (2025): $3,013 · +0.6% YoY. Source: county tax records.