203 Brenton Ave · Whitney, SC 29307

$85,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 37 Days on market

Built 1950 0.32 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity! This 3-bedroom, 1-bath bungalow offers endless potential for investors, flippers, or buyers looking to add their personal touch. Featuring classic bungalow charm and a functional layout, this home is ready for some TLC to restore it to its original character and beauty. Conveniently located near shopping, schools, restaurants, and with easy access to Interstate I-85, the property offers both value and location. Whether you're looking for your next renovation project or investment property, this one has great possibilities!

Key facts

• Near schools
• Bungalow charm
• Near shopping

Tags

• BUNGALOW CHARM
• FUNCTIONAL LAYOUT
• EASY ACCESS TO INTERSTATE I-85
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR RESTAURANTS

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Cable available
• Home design: Single family residence; One level
• Construction: Composition roof
• Exterior features: Sloped, wooded lot

Interior

• Kitchen: Free‑standing range
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans for cooling
• Interior features: Ceiling fans; Laminate countertops
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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: Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 85% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 73% at this address vs 38% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the Spartanburg 07 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 275 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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 + 0.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $236,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
671 Chesnee Hwy Hwy	0.08mi	3/2.0	1,301 (-4%)	2mo	$199,900	$154	85
197 Loblolly Dr	0.30mi	3/2.0	1,333 (-1%)	7mo	$241,800	$181	74
613 Greenhill Rd	0.49mi	3/1.0	1,260 (-7%)	3mo	$195,000	$155	63
301 E Myles Ln	0.43mi	3/2.0	1,244 (-8%)	0mo	$219,000	$176	63
198 Loblolly Dr	0.28mi	3/2.0	1,200 (-11%)	4mo	$225,000	$188	61
119 Larch Cir	0.31mi	2/2.0 (-1)	1,491 (+10%)	2mo	$180,000	$121	57
821 Hillwood Ave	0.48mi	3/1.5	1,244 (-8%)	7mo	$120,000	$96	56
813 Hillwood Ave Ave	0.51mi	3/1.0	1,164 (-14%)	1mo	$147,500	$127	53
1030 Mayview St	0.62mi	3/1.5	1,229 (-9%)	4mo	$217,000	$177	51
14 Damson St	0.47mi	2/1.0 (-1)	1,160 (-14%)	0mo	$165,000	$142	50
711 Springhill Ave	0.50mi	3/2.0	1,170 (-13%)	3mo	$204,900	$175	48
964 Iron Ore Rd Rd	0.64mi	3/2.0	1,180 (-13%)	1mo	$220,000	$186	44

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.92×
• Total profit: $21,854
• Equity at exit: $12,674

10-year hold

• IRR: 29.5%
• Equity multiple: 3.35×
• Total profit: $55,983
• Equity at exit: $7,349

Cash invested: $23,800 (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 29307

• Home prices YoY: -17.7%
• Rents YoY: 0.6%
• Active inventory: 275
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$446
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $613

Break-even live

Break-even rent $686

Max offer price $85,000

Occupancy floor 53%

Sensitivity live

Price	-10% $661	-5% $637	+0% $613	+5% $589	+10% $565
Rent	-10% $497	-5% $555	+0% $613	+5% $670	+10% $728
Rate	-1.0pp $656	-0.5pp $634	base $613	+0.5pp $591	+1.0pp $568

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Old Whitney Rd Spartanburg, SC	3.0	2.5	1450	$1,700	$1.17	15d	1	0.30mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	22d	32	0.69mi
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$1,150	$1.38	22d	1	0.84mi
490 Barnwell Rd Spartanburg, SC	3.0	2.0	1575	$1,706	$1.08	15d	1	1.02mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,295	$1.52	22d	3	1.25mi
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	15d	1	1.27mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	22d	1	1.33mi
753A Leonard St Spartanburg, SC	2.0	1.0	1130	$1,185	$1.05	15d	1	1.35mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	22d	1	1.42mi
1214 Spring St Spartanburg, SC	3.0	1.0	1362	$1,395	$1.02	15d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 37 DOM
2. 2026-06-18
   days on market $85,000 Active 34 DOM
3. 2026-06-17
   days on market $85,000 Active 33 DOM
4. 2026-06-16
   days on market $85,000 Active 32 DOM
5. 2026-06-15
   days on market $85,000 Active 31 DOM
6. 2026-06-14
   days on market $85,000 Active 29 DOM
7. 2026-06-13
   days on market $85,000 Active 28 DOM
8. 2026-06-10
   days on market $85,000 Active 26 DOM
9. 2026-06-09
   days on market $85,000 Active 25 DOM
10. 2026-06-09
    price $85,000 Active 24 DOM
11. 2026-06-08
    days on market $95,000 Active 24 DOM
12. 2026-06-07
    days on market $95,000 Active 23 DOM
13. 2026-06-02
    days on market $95,000 Active 18 DOM
14. 2026-06-01
    days on market $95,000 Active 17 DOM
15. 2026-05-31
    days on market $95,000 Active 16 DOM
16. 2026-05-30
    days on market $95,000 Active 15 DOM
17. 2026-05-13
    listed $95,000 Active
18. 2002-08-01
    soldstatus $57,200
19. 2002-07-31
    soldstatus $57,200
20. 2002-07-02
    listed $57,000

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $733 · $61/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 2/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,544
• − Mortgage interest: −$4,761
• − Property taxes: −$733
• − Insurance: −$425
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,473
• Taxable income: $6,345
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $5,830/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 — Whitney

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

Census & demographics

• Census place: Whitney, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 19,115
• Household income: $65,850
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 438.0

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 (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 4% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% 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: ▼ -52.58%
• Current HPI: 244.9855
• Rent YoY: ▲ 0.64%
• 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

+66.7% since first listed

4 events — show timeline

• 2026-05-13 Listed $95,000 SPMLS
• 2002-08-01 Sold (Public Records) $57,200 Public Records
• 2002-07-31 Sold (MLS) $57,200 SPMLS
• 2002-07-02 Listed $57,000 SPMLS

Property tax history

+3.6%/yr

Latest (2025): $733 · +1.4% YoY. Source: county tax records.