299 Mcabee Rd · Roebuck, SC 29376

$174,900

3 bd · 1.5 ba · 1,295 sqft · SingleFamily public records · 4 Days on market

Built 1963 0.46 ac lot Est $246k · 29% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1.5-bath brick ranch in a great location within the desirable District 6 school area. This home offers a wonderful opportunity for a rental, investment property, or for buyers ready to add a few personal touches and make it their own. Home is being sold "AS IS"

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached carport for 2 cars; Paved driveway
• Utilities: Public water; Electric water heater; Septic sewer; Electric power
• Home design: Single-story residence; Built around 1963; Storage in attic and outbuilding; Crawl space foundation; Lot is 1/2 acre or less; Lead-based paint and residential property disclosures required
• Construction: Architectural roof
• Exterior features: Front porch; Patio; Level lot; Brick veneer (full)

Interior

• Kitchen: Kitchen about 10 x 14; Dishwasher; Electric oven; Built-in microwave
• Bedrooms: Three main-level bedrooms; Primary bedroom includes a half bath; Primary bedroom about 12 x 14; Second bedroom about 12 x 13; Third bedroom about 17 x 13
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Central forced air cooling (electric)
• Interior features: Blown ceiling; No fireplace
• Laundry & utility: Washer connection; Electric dryer hookup; Dedicated laundry room

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 $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.9% vs local median 4.7% in Roebuck — 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 (#147 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Roebuck Elementary (math 40% / reading 37%, grade F, #306 of 597 statewide, top 51%, 800 students, 84% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 80% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+13 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: 144 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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.
• Current owner paid $80k; list at $175k implies a 119% 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 $174,900

Questions for the listing agent

1. Built in 1963 — 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $246,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Mcabee Rd	0.00mi	3/1.5	1,270 (-2%)	0mo	$174,900	$138	96
1128 Kaden Ct	0.18mi	3/2.0	1,183 (-9%)	0mo	$225,000	$190	75
1140 Kaden Ct	0.17mi	3/2.0	1,183 (-9%)	2mo	$222,000	$188	74
1153 Kaden Ct	0.14mi	3/2.0	1,183 (-9%)	5mo	$219,900	$186	73
309 Mcabee Rd	0.02mi	3/1.5	1,100 (-15%)	3mo	$234,000	$213	72
1177 Kaden Ct	0.13mi	3/2.0	1,183 (-9%)	9mo	$236,900	$200	70
237 Spirit Dr	0.41mi	3/2.0	1,286 (-1%)	10mo	$233,000	$181	69
336 Bench Creek Pl	0.70mi	3/2.0	1,319 (+2%)	9mo	$239,900	$182	55
245 Basswood Dr	0.58mi	3/2.0	1,216 (-6%)	9mo	$232,000	$191	54
340 Bench Creek Pl Pl	0.71mi	3/2.0	1,216 (-6%)	5mo	$225,000	$185	50
189 Birchwood Dr	0.71mi	3/2.0	1,406 (+9%)	2mo	$300,000	$213	49
218 Joe Arthur Dr	0.72mi	3/2.0	1,383 (+7%)	7mo	$279,900	$202	47

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,286
• Equity at exit: $26,078

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $27,316
• Equity at exit: $15,122

Cash invested: $48,972 (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 29376

• Home prices YoY: -25.6%
• Active inventory: 144
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $377

Break-even live

Break-even rent $1,522

Max offer price $174,900

Occupancy floor 76%

Sensitivity live

Price	-10% $476	-5% $427	+0% $377	+5% $328	+10% $278
Rent	-10% $219	-5% $298	+0% $377	+5% $456	+10% $535
Rate	-1.0pp $465	-0.5pp $422	base $377	+0.5pp $332	+1.0pp $286

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2180 Davenport Ct Moore, SC	3.0	2.0	1456	$2,000	$1.37	15d	1	1.49mi

Listing history 10 events

1. 2026-05-01
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Charming 3-bedroom, 1.5-bath brick ranch in a great location within the desirable District 6 school area. This home offers a wonderful opportunity for a rental, investment property, or for buyers ready to add a few personal touches and make it their own. Home is being sold "AS IS"

2. 2026-05-01
   status Pending

   Show marketing remark (291 chars)

   Charming 3-bedroom, 1.5-bath brick ranch in a great location within the desirable District 6 school area. This home offers a wonderful opportunity for a rental, investment property, or for buyers ready to add a few personal touches and make it their own. Home is being sold "AS IS"

3. 2026-04-30
   listed $174,900 Active 291-char remark

   Show marketing remark (291 chars)

   Charming 3-bedroom, 1.5-bath brick ranch in a great location within the desirable District 6 school area. This home offers a wonderful opportunity for a rental, investment property, or for buyers ready to add a few personal touches and make it their own. Home is being sold "AS IS"

4. 2026-04-30
   soldstatus Closed 291-char remark

   Show marketing remark (291 chars)

   Charming 3-bedroom, 1.5-bath brick ranch in a great location within the desirable District 6 school area. This home offers a wonderful opportunity for a rental, investment property, or for buyers ready to add a few personal touches and make it their own. Home is being sold "AS IS"

5. 2026-04-27
   listed $174,900 Active 291-char remark

   Show marketing remark (291 chars)

   Charming 3-bedroom, 1.5-bath brick ranch in a great location within the desirable District 6 school area. This home offers a wonderful opportunity for a rental, investment property, or for buyers ready to add a few personal touches and make it their own. Home is being sold "AS IS"

6. 2026-04-26
   listed $174,900 Active
7. 2020-12-02
   soldstatus $80,000
8. 2004-03-12
   soldstatus $91,500
9. 2004-03-12
   soldstatus $91,500
10. 2003-12-16
    listed $94,900

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $2,552 · $213/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 3/10 Moderate
• 🌡 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: $24,000
• − Mortgage interest: −$9,797
• − Property taxes: −$2,552
• − Insurance: −$874
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,088
• Taxable income: $1,848
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $4,084/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 — Roebuck

• Score: 64/100
• State rank: #147
• US rank: #13929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roebuck, SC
• Population (ZIP): 8,722

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 (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 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: ▼ -77.54%
• Current HPI: 225.2259
• 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

+84.3% since first listed

10 events — show timeline

• 2026-05-01 Pending — SPMLS
• 2026-05-01 Pending — Greater Greenville MLS
• 2026-04-30 Listed $174,900 SPMLS
• 2026-04-30 Sold (MLS) — SPMLS
• 2026-04-27 Listed $174,900 SPMLS
• 2026-04-26 Listed $174,900 Greater Greenville MLS
• 2020-12-02 Sold (Public Records) $80,000 Public Records
• 2004-03-12 Sold (Public Records) $91,500 Public Records
• 2004-03-12 Sold (MLS) $91,500 SPMLS
• 2003-12-16 Listed $94,900 SPMLS

Property tax history

+13.5%/yr

Latest (2025): $2,552 · +0.7% YoY. Source: county tax records.