108 Barclay Downs Dr · Spartanburg, SC 29301

$165,000

4 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 23 Days on market

Built 1971 0.33 ac lot Est $251k · 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a prime Spartanburg location, this 3-bedroom, 2-bath home offers incredible potential for the savvy buyer. The spacious layout features two separate living rooms, providing ample space for entertainment or a home office. Perfectly situated near city amenities, this property is a fantastic opportunity to customize your dream space. Please note: due to the home's current condition, purchase requires either a cash offer or a conventional loan. Schedule your tour today!

Key facts

• Home office
• 0.33 acre lot
• Built 1971

Tags

• PRIME SPARTANBURG LOCATION
• TWO SEPARATE LIVING ROOMS
• SPACE FOR ENTERTAINMENT
• HOME OFFICE
• CUSTOMIZE YOUR DREAM SPACE

Property features AI

Finance

• Other: Property taxes approximately $1,230 annually

Exterior

• Home design: Single-family residence; Residential property
• Construction: Built with brick veneer
• Exterior features: Brick veneer exterior; Subdivision: Camelot; Directions: John B. White Sr Blvd or Hwy 29 to Camelot Drive; turn onto Barclay Downs Drive—house on the right

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.9% in Spartanburg — 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 76/100 on livability (#24 in SC, #3,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Spartanburg 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: R. P. Dawkins Middle (math 38% / reading 44%, grade F, #72 of 229 statewide, top 32%, 862 students, 76% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Spartanburg 06 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.6%/yr); 466 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/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 $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 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $165k implies a 84% gain — meaningful room to come down on a strong offer.

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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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?
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: 1.00% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $250,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Seven Oaks Ln	0.29mi	4/2.0	1,919 (+10%)	7mo	$260,000	$135	64
219 Seven Oaks Ln	0.53mi	3/2.0 (-1)	1,657 (-5%)	2mo	$247,000	$149	61
109 Pawnee Dr	0.57mi	3/1.5 (-1)	1,795 (+3%)	0mo	$240,000	$134	61
211 Saint Matthews St	0.43mi	3/2.0 (-1)	1,655 (-5%)	11mo	$239,000	$144	58
103 Windy Rush Rd	0.66mi	3/2.0 (-1)	1,676 (-4%)	0mo	$249,000	$149	58
208 Saint Matthews Ln	0.41mi	3/2.0 (-1)	1,500 (-14%)	6mo	$234,900	$157	48
209 Heather Dr	0.37mi	3/2.5 (-1)	1,560 (-10%)	15mo	$185,000	$119	46
201 Sheffield Dr	0.43mi	3/2.5 (-1)	1,523 (-12%)	13mo	$140,000	$92	41
123 Stribling Cir	0.71mi	3/2.0 (-1)	1,911 (+10%)	10mo	$390,000	$204	37
109 Driftway Pl	0.69mi	3/2.0 (-1)	1,522 (-12%)	10mo	$254,000	$167	34
150 Cornelius Rd. Rd	0.68mi	3/2.0 (-1)	1,982 (+14%)	11mo	$285,000	$144	31
162 Cornelius Rd	0.73mi	5/2.0 (+1)	1,962 (+13%)	15mo	$263,000	$134	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-14,536
• Equity at exit: $24,602

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-9,530
• Equity at exit: $14,266

Cash invested: $46,200 (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 29301

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 466
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$865
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $268

Break-even live

Break-even rent $1,313

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1480 Wo Ezell Blvd Spartanburg, SC	2.0–3.0	1.0–2.0	1050	$1,224	$1.17	13d	4	0.27mi
416 W Parima Ct Spartanburg, SC	3.0	2.5	1616	$1,800	$1.11	21d	1	0.30mi
201 Powell Mill Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1426	$1,345	$0.94	13d	23	0.44mi
311 Weststone Walk Spartanburg, SC	3.0	2.5	1501	$1,695	$1.13	21d	1	0.81mi
110 Southport Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1044	$1,673	$1.60	13d	18	1.03mi
1451 Darrowby Way Spartanburg, SC	3.0	2.5	1670	$1,850	$1.11	21d	1	1.11mi
30 Beverly Hills Dr Spartanburg, SC	3.0	2.5	1368	$1,575	$1.15	21d	1	1.21mi
32 Beverly Hills Spartanburg, SC	3.0	2.5	1368	$1,425	$1.04	13d	1	1.22mi
235 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,844	$1.42	21d	1	1.24mi
142 Harmony Dr Spartanburg, SC	4.0	2.0	1221	$1,595	$1.31	13d	1	1.26mi
267 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,795	$1.38	21d	1	1.31mi
275 Vanderbilt Spartanburg, SC	3.0	2.5	1300	$1,495	$1.15	13d	1	1.32mi

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 23 DOM
2. 2026-06-17
   days on market $165,000 Active 22 DOM
3. 2026-06-16
   price $165,000 Active 21 DOM
4. 2026-06-16
   days on market $180,000 Active 21 DOM
5. 2026-06-15
   days on market $180,000 Active 20 DOM
6. 2026-06-14
   days on market $180,000 Active 18 DOM
7. 2026-06-13
   days on market $180,000 Active 17 DOM
8. 2026-06-10
   days on market $180,000 Active 15 DOM
9. 2026-06-09
   days on market $180,000 Active 14 DOM
10. 2026-06-08
    days on market $180,000 Active 13 DOM
11. 2026-06-07
    days on market $180,000 Active 12 DOM
12. 2026-06-02
    days on market $180,000 Active 7 DOM
13. 2026-06-01
    days on market $180,000 Active 6 DOM
14. 2026-05-31
    days on market $180,000 Active 5 DOM
15. 2026-05-30
    days on market $180,000 Active 4 DOM
16. 2026-05-26
    listed $180,000 Active
17. 1993-12-01
    soldstatus $89,900
18. 1991-08-01
    soldstatus $75,000

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 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: $19,826
• − Mortgage interest: −$9,243
• − Property taxes: −$1,236
• − Insurance: −$825
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$4,800
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $3,086/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 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 of 80 in SC

Livability — Spartanburg

• Score: 76/100
• State rank: #24
• US rank: #3679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spartanburg, SC
• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% 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: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• 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

+140.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $180,000 SPMLS
• 1993-12-01 Sold (Public Records) $89,900 Public Records
• 1991-08-01 Sold (Public Records) $75,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,236 · +0.8% YoY. Source: county tax records.