196 Mcarthur St Unit *** · Camp Croft, SC 29302

$159,864

4 bd · 0.0 ba · 1,400 sqft · MultiFamily · 74 Days on market

Built 1976 0.51 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Income-Generating Duplex with One Rented Unit – Investment Opportunity! Here’s your chance to invest in a property with immediate cash flow! One unit is already rented, providing instant income, while the second unit is ready for updates—rent it out, live in it, or renovate to maximize returns. This duplex is solid, offering the perfect opportunity for an investor or handy homeowner to add value. Located in a convenient area with access to shopping, dining, and major commutes, it combines location and income potential in one package. Take advantage of this opportunity to grow your portfolio with a rare "1% rule" property in the Upstate (ask your agent for financi

Key facts

• Access to shopping
• Convenient area
• One rented unit

Tags

• INCOME-GENERATING DUPLEX
• ONE RENTED UNIT
• INVESTMENT OPPORTUNITY
• SECOND UNIT READY FOR UPDATES
• CONVENIENT AREA
• ACCESS TO SHOPPING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; One story
• Construction: Wood siding construction
• Exterior features: Composition roof; Lot approximately 0.51 acres

Interior

• Heating & cooling: Central air (electric); Forced air heating
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive. Per door: $375/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.9% in Camp Croft — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Spartanburg 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: E. P. Todd School (math 18% / reading 29%, grade F, #467 of 597 statewide, top 78%, 576 students, 100% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 93% FRL vs 62% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 154 active listings in the ZIP; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $150,272 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $20,682
• Equity at exit: $23,836

10-year hold

• IRR: 20.3%
• Equity multiple: 2.67×
• Total profit: $74,836
• Equity at exit: $13,822

Cash invested: $44,762 (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 29302

• Home prices YoY: -25.3%
• Rents YoY: 2.5%
• Active inventory: 154
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$838
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $749

Break-even live

Break-even rent $1,398

Max offer price $159,864

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,348
Total (2 units)			$2,347

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: $39,966
• Closing costs: $4,796
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   days on market $159,864 Active 74 DOM
2. 2026-06-09
   days on market $159,864 Active 73 DOM
3. 2026-06-08
   days on market $159,864 Active 72 DOM
4. 2026-06-07
   statusdays on market $159,864 Active 71 DOM
5. 2026-05-14
   status Pending
6. 2026-05-02
   price $159,864
7. 2026-05-01
   price $155,864
8. 2026-04-21
   price $164,864
9. 2026-04-07
   price $169,864
10. 2026-03-30
    price $174,864
11. 2026-03-19
    price $179,864
12. 2026-03-16
    price $184,864
13. 2026-03-06
    listed $189,864 Active
14. 2011-08-01
    historical
15. 2010-05-28
    listed $69,900

ⓘ 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 5/10 Major 7 d/yr ≥106°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,164
• − Mortgage interest: −$8,955
• − Property taxes: −$2,398
• − Insurance: −$799
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$4,651
• Taxable income: $6,855
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $7,347/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 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 of 80 in SC

Livability — Camp Croft

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Camp Croft, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 19,918
• Household income: $80,819
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 619.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 5% Serbian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% German/W. Germanic 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: ▼ -80.20%
• Current HPI: 237.1002
• Rent YoY: ▲ 2.50%
• 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

+128.7% since first listed

11 events — show timeline

• 2026-05-14 Pending — SPMLS
• 2026-05-02 Price Changed $159,864 SPMLS
• 2026-05-01 Price Changed $155,864 SPMLS
• 2026-04-21 Price Changed $164,864 SPMLS
• 2026-04-07 Price Changed $169,864 SPMLS
• 2026-03-30 Price Changed $174,864 SPMLS
• 2026-03-19 Price Changed $179,864 SPMLS
• 2026-03-16 Price Changed $184,864 SPMLS
• 2026-03-06 Listed $189,864 SPMLS
• 2011-08-01 Listing Removed — Greater Greenville MLS
• 2010-05-28 Listed $69,900 Greater Greenville MLS