211 Brookside Dr · Duncan, SC 29334

$550,000

8 bd · 4.0 ba · 3,600 sqft · MultiFamily · 34 Days on market

Built 1988 Fair condition 0.97 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

AMAZING INVESTMENT OPPORTUNITY! Newly renovated quadplex. This charming 2 bedroom, 1 bathroom per unit style home is professionally managed by Blue Ridge PM. It is conveniently located minutes from I-85 in Duncan SC. Tucked back on a quiet street, the units feature stainless steel appliances and granite counter tops. Washer Dryer hook ups are in the unit conventionally tucked away in a hall closet. The kitchens are tiled, and the rest of the units features new wood floors. 211 Brookside Drive UNIT #A, Duncan, SC, 29334 - Lease: 4/5/2023- 4/30/2024 Rent: $1015 211 Brookside Drive UNIT #B, Duncan, SC, 29334 - Lease: 2/1/2024- 1/31/2025 Rent: $950 211 Brookside Drive UNIT #C, Duncan, SC, 29334 - Lease: 4/1/2023- 3/31/2024 Rent: $950 211 Brookside Drive UNIT #D, Duncan, SC, 29334 - Lease: 10/16/2023- 10/31/2024 Rent: $1020

Key facts

• Renovated quadplex
• New wood flooring
• Granite countertops

Tags

• RENOVATED QUADPLEX
• PRIME LOCATION
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• NEW WOOD FLOORING

Property features AI

Finance

• Other: Total of 4 units; each unit approximately 900 square feet
• HOA & community: No community amenities listed

Exterior

• Parking: Parking described as 'Other' (see remarks)
• Utilities: Public water; Septic sewer; Private garbage pickup; Water heater described as 'Other' (see remarks)
• Home design: Two-story building; Built in 1988
• Construction: Foundation described as 'Other' (see remarks)
• Exterior features: Vinyl siding exterior; Composition shingle roof

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Four separate units in one building

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $550k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive. Per door: $230/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $534k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.8% in Duncan — 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 68/100 on livability (#78 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities D-.
• 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: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL) — zoned schools average 100% FRL vs 39% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Spartanburg 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 144 active listings in the ZIP; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $5,978/mo this rent would consume 88% of the median local household income ($81k/yr) (locally 300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 34 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-39,103
• Equity at exit: $82,007

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $6,962
• Equity at exit: $47,554

Cash invested: $154,000 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 144
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $5,978 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,255
• Net cashflow: $922

Break-even live

Break-even rent $4,811

Max offer price $550,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,302	-5% $1,112	+0% $922	+5% $732	+10% $542
Rent	-10% $449	-5% $686	+0% $922	+5% $1,158	+10% $1,394
Rate	-1.0pp $1,199	-0.5pp $1,062	base $922	+0.5pp $779	+1.0pp $634

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,980
Total (4 units)			$5,978

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $550,000 Active 34 DOM
2. 2026-06-17
   days on market $550,000 Active 33 DOM
3. 2026-06-16
   days on market $550,000 Active 32 DOM
4. 2026-06-15
   days on market $550,000 Active 31 DOM
5. 2026-06-14
   days on market $550,000 Active 29 DOM
6. 2026-06-13
   pricedays on market $550,000 Active 28 DOM
7. 2026-06-10
   days on market $575,000 Active 26 DOM
8. 2026-06-09
   days on market $575,000 Active 25 DOM
9. 2026-06-08
   days on market $575,000 Active 24 DOM
10. 2026-06-07
    days on market $575,000 Active 23 DOM
11. 2026-06-02
    days on market $575,000 Active 18 DOM
12. 2026-06-01
    days on market $575,000 Active 17 DOM
13. 2026-05-31
    days on market $575,000 Active 16 DOM
14. 2026-05-30
    days on market $575,000 Active 15 DOM
15. 2026-05-15
    listed $575,000 Active
16. 2024-05-03
    soldstatus $499,400 Sold 831-char remark

    Show marketing remark (831 chars)

    AMAZING INVESTMENT OPPORTUNITY! Newly renovated quadplex. This charming 2 bedroom, 1 bathroom per unit style home is professionally managed by Blue Ridge PM. It is conveniently located minutes from I-85 in Duncan SC. Tucked back on a quiet street, the units feature stainless steel appliances and granite counter tops. Washer Dryer hook ups are in the unit conventionally tucked away in a hall closet. The kitchens are tiled, and the rest of the units features new wood floors. 211 Brookside Drive UNIT #A, Duncan, SC, 29334 - Lease: 4/5/2023- 4/30/2024 Rent: $1015 211 Brookside Drive UNIT #B, Duncan, SC, 29334 - Lease: 2/1/2024- 1/31/2025 Rent: $950 211 Brookside Drive UNIT #C, Duncan, SC, 29334 - Lease: 4/1/2023- 3/31/2024 Rent: $950 211 Brookside Drive UNIT #D, Duncan, SC, 29334 - Lease: 10/16/2023- 10/31/2024 Rent: $1020

17. 2024-02-16
    status Pending 831-char remark

    Show marketing remark (831 chars)

    AMAZING INVESTMENT OPPORTUNITY! Newly renovated quadplex. This charming 2 bedroom, 1 bathroom per unit style home is professionally managed by Blue Ridge PM. It is conveniently located minutes from I-85 in Duncan SC. Tucked back on a quiet street, the units feature stainless steel appliances and granite counter tops. Washer Dryer hook ups are in the unit conventionally tucked away in a hall closet. The kitchens are tiled, and the rest of the units features new wood floors. 211 Brookside Drive UNIT #A, Duncan, SC, 29334 - Lease: 4/5/2023- 4/30/2024 Rent: $1015 211 Brookside Drive UNIT #B, Duncan, SC, 29334 - Lease: 2/1/2024- 1/31/2025 Rent: $950 211 Brookside Drive UNIT #C, Duncan, SC, 29334 - Lease: 4/1/2023- 3/31/2024 Rent: $950 211 Brookside Drive UNIT #D, Duncan, SC, 29334 - Lease: 10/16/2023- 10/31/2024 Rent: $1020

18. 2024-01-04
    price $499,400 831-char remark

    Show marketing remark (831 chars)

    AMAZING INVESTMENT OPPORTUNITY! Newly renovated quadplex. This charming 2 bedroom, 1 bathroom per unit style home is professionally managed by Blue Ridge PM. It is conveniently located minutes from I-85 in Duncan SC. Tucked back on a quiet street, the units feature stainless steel appliances and granite counter tops. Washer Dryer hook ups are in the unit conventionally tucked away in a hall closet. The kitchens are tiled, and the rest of the units features new wood floors. 211 Brookside Drive UNIT #A, Duncan, SC, 29334 - Lease: 4/5/2023- 4/30/2024 Rent: $1015 211 Brookside Drive UNIT #B, Duncan, SC, 29334 - Lease: 2/1/2024- 1/31/2025 Rent: $950 211 Brookside Drive UNIT #C, Duncan, SC, 29334 - Lease: 4/1/2023- 3/31/2024 Rent: $950 211 Brookside Drive UNIT #D, Duncan, SC, 29334 - Lease: 10/16/2023- 10/31/2024 Rent: $1020

19. 2023-12-15
    listed $499,500 Active 831-char remark

    Show marketing remark (831 chars)

    AMAZING INVESTMENT OPPORTUNITY! Newly renovated quadplex. This charming 2 bedroom, 1 bathroom per unit style home is professionally managed by Blue Ridge PM. It is conveniently located minutes from I-85 in Duncan SC. Tucked back on a quiet street, the units feature stainless steel appliances and granite counter tops. Washer Dryer hook ups are in the unit conventionally tucked away in a hall closet. The kitchens are tiled, and the rest of the units features new wood floors. 211 Brookside Drive UNIT #A, Duncan, SC, 29334 - Lease: 4/5/2023- 4/30/2024 Rent: $1015 211 Brookside Drive UNIT #B, Duncan, SC, 29334 - Lease: 2/1/2024- 1/31/2025 Rent: $950 211 Brookside Drive UNIT #C, Duncan, SC, 29334 - Lease: 4/1/2023- 3/31/2024 Rent: $950 211 Brookside Drive UNIT #D, Duncan, SC, 29334 - Lease: 10/16/2023- 10/31/2024 Rent: $1020

20. 2023-12-07
    historical
21. 2023-10-20
    listed $499,500 Active
22. 2023-10-20
    historical
23. 2023-10-06
    price $499,500
24. 2023-09-19
    price $509,000
25. 2023-08-26
    price $519,000
26. 2023-08-11
    price $535,900
27. 2023-08-05
    price $536,000
28. 2023-07-08
    price $545,000
29. 2023-06-20
    status Active
30. 2023-06-13
    historical
31. 2023-06-08
    listed $555,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $71,736
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,739
• − Management: −$5,739
• − Depreciation: −$16,000
• Taxable income: $2,450
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $10,472/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.

Condition & rehab AI · 12 photos

Fair 40/100 Moderate rehab

This quadplex requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and windows.

Repairs flagged

• Major Kitchen appliances — Outdated and in need of replacement
• Major Bathroom fixtures — Outdated and in need of replacement
• Major Exterior siding — Weathered and in need of repainting
• Moderate Windows — Not recently replaced and may need sealing

Value-add opportunities

• Both Replace kitchen appliances and fixtures — Modernizing the kitchen will appeal to both buyers and renters
• Both Paint interior and exterior — Fresh paint will improve curb appeal and interior aesthetics
• Both Replace windows — New windows will improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Outdated and in need of replacement	Major	$15,000–50,000
Bathroom fixtures · Outdated and in need of replacement	Major	$15,000–50,000
Exterior siding · Weathered and in need of repainting	Major	$15,000–50,000
Windows · Not recently replaced and may need sealing	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both Replace kitchen appliances and fixtures — Modernizing the kitchen will appeal to both buyers and renters ↑
• Both Paint interior and exterior — Fresh paint will improve curb appeal and interior aesthetics ↑
• Both Replace windows — New windows will improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Duncan

• Score: 68/100
• State rank: #78
• US rank: #9099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 18,575
• 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

+3.6% since first listed

17 events — show timeline

• 2026-05-15 Listed $575,000 Greater Greenville MLS
• 2024-05-03 Sold (MLS) $499,400 Greater Greenville MLS
• 2024-02-16 Pending — Greater Greenville MLS
• 2024-01-04 Price Changed $499,400 Greater Greenville MLS
• 2023-12-15 Listed $499,500 Greater Greenville MLS
• 2023-12-07 Listing Removed — Greater Greenville MLS
• 2023-10-20 Listing Removed — Greater Greenville MLS
• 2023-10-20 Listed $499,500 Greater Greenville MLS
• 2023-10-06 Price Changed $499,500 Greater Greenville MLS
• 2023-09-19 Price Changed $509,000 Greater Greenville MLS
• 2023-08-26 Price Changed $519,000 Greater Greenville MLS
• 2023-08-11 Price Changed $535,900 Greater Greenville MLS
• 2023-08-05 Price Changed $536,000 Greater Greenville MLS
• 2023-07-08 Price Changed $545,000 Greater Greenville MLS
• 2023-06-20 Relisted — Greater Greenville MLS
• 2023-06-13 Listing Removed — Greater Greenville MLS
• 2023-06-08 Listed $555,000 Greater Greenville MLS