221 Mayo Rd · Mayo, SC 29330

$149,999

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 126 Days on market

Built 1935 0.79 ac lot Est $228k · 34% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special – Sold As-Is. Situated on . 79 acres, this 3-bedroom, 2-bath home offers a prime opportunity for investors or buyers looking to complete a project with major improvements already finished. Conveniently located near HWY 221, I-85, Chesnee, Cowpens, and Boiling Springs in Spartanburg School District 2, the partially cleared and leveled lot provides usable space and added curb appeal. The home has been extensively updated down to the studs with a brand-new roof and fascia, new plumbing, electrical, HVAC, and windows, a redesigned open-concept floor plan, an added full main bathroom, brand-new floor joists and subfloors, plus new front porch posts and siding already insta

Key facts

• New plumbing
• Brand new roof
• New hvac

Tags

• PARTIALLY CLEARED LOT
• LEVELED LOT
• BRAND NEW ROOF
• NEW PLUMBING
• NEW ELECTRICAL
• NEW HVAC

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Porch; Level and wooded lot

Interior

• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Unfinished basement
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 $146k (2.5% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.7% in Mayo — 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 64/100 on livability (#151 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Spartanburg 02 (suburban): math 49% / reading 56% proficiency, ranked #6 of 80 in SC (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mayo Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 338 students, 71% FRL); Chesnee Middle (math 36% / reading 48%, grade D-, #64 of 229 statewide, top 29%, 534 students, 69% FRL); Chesnee High (math 62% / reading 87%, grade B+, #38 of 196 statewide, top 20%, 704 students, 63% FRL) — zoned schools average 68% FRL vs 44% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 active listings in the ZIP; 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 $4k 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 126 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Mayo Rd	0.01mi	3/1.5	1,344 (0%)	9mo	$90,000	$67	90
151 Thrift Rd	0.25mi	3/2.0	1,442 (+7%)	7mo	$245,000	$170	66
205 Lakeview Cir	0.32mi	3/2.0	1,171 (-13%)	14mo	$158,500	$135	48
111 Emory Rd	0.56mi	3/2.0	1,161 (-14%)	6mo	$212,000	$183	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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,655
• Equity at exit: $22,365

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,460
• Equity at exit: $12,969

Cash invested: $42,000 (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: 68
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $247

Break-even live

Break-even rent $1,151

Max offer price $149,999

Occupancy floor 78%

Sensitivity live

Price	-10% $332	-5% $289	+0% $247	+5% $204	+10% $162
Rent	-10% $131	-5% $189	+0% $247	+5% $304	+10% $362
Rate	-1.0pp $322	-0.5pp $285	base $247	+0.5pp $208	+1.0pp $168

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-23
   days on market $149,999 Active 126 DOM
2. 2026-06-21
   days on market $149,999 Active 125 DOM
3. 2026-06-18
   days on market $149,999 Active 122 DOM
4. 2026-06-17
   days on market $149,999 Active 121 DOM
5. 2026-06-16
   days on market $149,999 Active 120 DOM
6. 2026-06-15
   days on market $149,999 Active 119 DOM
7. 2026-06-14
   days on market $149,999 Active 117 DOM
8. 2026-06-13
   days on market $149,999 Active 116 DOM
9. 2026-06-10
   days on market $149,999 Active 114 DOM
10. 2026-06-09
    days on market $149,999 Active 113 DOM
11. 2026-06-08
    days on market $149,999 Active 112 DOM
12. 2026-06-07
    days on market $149,999 Active 111 DOM
13. 2026-06-05
    days on market $149,999 Active 108 DOM
14. 2026-06-02
    days on market $149,999 Active 106 DOM
15. 2026-06-01
    days on market $149,999 Active 105 DOM
16. 2026-05-31
    days on market $149,999 Active 104 DOM
17. 2026-05-30
    days on market $149,999 Active 103 DOM
18. 2026-02-17
    listed $149,999 Active
19. 2025-09-15
    soldstatus $90,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$134/yr (+$11/mo · 18.7%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,556
• − Mortgage interest: −$8,402
• − Property taxes: −$721
• − Insurance: −$750
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,364
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,837/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 02
• NCES district ID: 4503510
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $49,591
• Composite: 44.79/100
• National rank: #2742
• State rank: #6 of 80 in SC

Livability — Mayo

• Score: 64/100
• State rank: #151
• US rank: #14285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayo, SC
• City population: 347
• 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

+66.7% since first listed

2 events — show timeline

• 2026-02-17 Listed $149,999 SPMLS
• 2025-09-15 Sold (Public Records) $90,000 Public Records

Property tax history

+21.6%/yr

Latest (2025): $721 · -57.5% YoY. Source: county tax records.