128 Lazzon Rd · Moore, SC 29369

$280,900

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 94 Days on market

Built 2026 Good condition 6,534 sqft lot 1-car garage $188/sqft · 10% below area Est $313k · 10% under $63/mo HOA · 3% of rent ↓ 7% since listing

---

Why this score? — see what drove the D- 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).

• ARV discount +12.1/15.0
• Cash flow +7.2/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 128 Lazzon Road a beautiful new home in our Tyger Pines community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

Key facts

• 6,534 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $281k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (26.8% below list).
• Recommended offer: $205k (26.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Primary (780 students, 100% FRL); Woodruff Middle (math 42% / reading 38%, grade F, #78 of 229 statewide, top 35%, 686 students, 78% FRL); Woodruff High (math 67% / reading 82%, grade B+, #38 of 196 statewide, top 20%, 788 students, 73% FRL) — zoned schools average 84% FRL vs 54% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 426 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 94 days — a 9% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (8%) 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 $205,484 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.73% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (median comp): $312,864
• List price: $280,900
• Delta: -9.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Farmwell Dr	0.51mi	3/2.5 (-1)	1,793 (+20%)	5mo	$244,499	$136	40
105 Farmwell Dr Unit NPW 1 Crestwind C	0.53mi	3/2.5 (-1)	1,735 (+16%)	5mo	$242,499	$140	39
415 Lee's Croner Ln Unit NPW 97 Crestwind C	0.60mi	3/2.5 (-1)	1,735 (+16%)	4mo	$249,999	$144	37
415 Lee's Corner Ln Unit NPW 97 Crestwind C	0.60mi	3/2.5 (-1)	1,735 (+16%)	4mo	$249,999	$144	36
415 Lee's Corner Ln Unit NPW 1 Crestwind C	0.60mi	3/2.5 (-1)	1,735 (+16%)	5mo	$242,499	$140	36
174 Blue Gill Way	1.09mi	3/2.5 (-1)	1,597 (+7%)	14mo	$256,000	$160	36
416 Lee's Corner Ln Unit NPW 106 Crestwind C	0.59mi	3/2.5 (-1)	1,735 (+16%)	6mo	$249,299	$144	35

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.08×
• Total profit: $-72,261
• Equity at exit: $41,883

10-year hold

• IRR: -31.5%
• Equity multiple: -0.32×
• Total profit: $-104,095
• Equity at exit: $24,287

Cash invested: $78,652 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $264,999 ($153/sqft)
• Median days on market: 123 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +36.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 426
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,214/yr
• Insurance: −$117
• HOA: −$63
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-381

Break-even live

Break-even rent $2,537

Max offer price $225,781

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-284	+0% $-381	+5% $-478	+10% $-575
Rent	-10% $-543	-5% $-462	+0% $-381	+5% $-300	+10% $-219
Rate	-1.0pp $-239	-0.5pp $-309	base $-381	+0.5pp $-454	+1.0pp $-528

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: $70,225
• Closing costs: $8,427
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Jubilee Trl Woodruff, SC	3.0	2.0	1618	$1,900	$1.17	72d	1	1.35mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers common area insurance and street lightsCommunity amenities include common areas, lighting, and some sidewalks

Exterior

• Parking: Attached 1-car garage with door openerPaved concrete driveway
• Utilities: Public waterPublic sewerGas tankless water heaterPrivate garbage pickup
• Home design: Single-story homeModel: Cameron BTo be built (approx. 2026)
• Construction: Built by D.R. HortonSlab foundationStorage in attic and garage
• Exterior features: PatioTilt-out windowsVinyl/aluminum trimThermal windowsPartial brick veneer and vinyl siding exteriorArchitectural roof

Interior

• Kitchen: DishwasherGarbage disposalGas range (stand-alone)Gas oven, self-cleaningBuilt-in microwave
• Bedrooms: Primary bedroom on main level with double sink, full bath, shower-only and walk-in closet (approx. 13 x 12)Second bedroom approx. 11 x 10Third bedroom approx. 11 x 10Fourth bedroom approx. 11 x 10
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas)Central electric cooling
• Interior features: Attic stairs (disappearing)Cable availableSmooth ceilingsSolid surface countertopsSmoke detectorWalk-in closetPantry closetRadon mitigation systemSmart systems pre-wiring
• Laundry & utility: First-floor laundry with walk-in space and electric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $280,900 Active 94 DOM
2. 2026-08-07
   pricedays on market $280,900 Active 93 DOM
3. 2026-08-06
   days on market $281,900 Active 92 DOM
4. 2026-08-05
   days on market $281,900 Active 91 DOM
5. 2026-08-04
   days on market $281,900 Active 90 DOM
6. 2026-08-03
   days on market $281,900 Active 89 DOM
7. 2026-07-31
   days on market $281,900 Active 86 DOM
8. 2026-07-29
   days on market $281,900 Active 84 DOM
9. 2026-07-27
   days on market $281,900 Active 82 DOM
10. 2026-07-25
    days on market $281,900 Active 80 DOM
11. 2026-07-24
    days on market $281,900 Active 79 DOM
12. 2026-07-23
    days on market $281,900 Active 78 DOM
13. 2026-07-22
    days on market $281,900 Active 77 DOM
14. 2026-07-21
    days on market $281,900 Active 76 DOM
15. 2026-07-19
    days on market $281,900 Active 73 DOM
16. 2026-07-18
    pricedays on market $281,900 Active 72 DOM
17. 2026-07-16
    days on market $282,900 Active 71 DOM
18. 2026-07-16
    days on market $282,900 Active 70 DOM
19. 2026-07-14
    days on market $282,900 Active 69 DOM
20. 2026-07-13
    days on market $282,900 Active 68 DOM
21. 2026-07-12
    days on market $282,900 Active 67 DOM
22. 2026-07-11
    days on market $282,900 Active 66 DOM
23. 2026-07-10
    days on market $282,900 Active 65 DOM
24. 2026-07-09
    days on market $282,900 Active 64 DOM
25. 2026-07-08
    days on market $282,900 Active 63 DOM
26. 2026-07-07
    days on market $282,900 Active 62 DOM
27. 2026-07-06
    days on market $282,900 Active 61 DOM
28. 2026-07-05
    days on market $282,900 Active 60 DOM
29. 2026-07-04
    days on market $282,900 Active 59 DOM
30. 2026-07-03
    days on market $282,900 Active 58 DOM
31. 2026-07-02
    days on market $282,900 Active 57 DOM
32. 2026-07-01
    days on market $282,900 Active 56 DOM
33. 2026-06-30
    days on market $282,900 Active 55 DOM
34. 2026-06-29
    days on market $282,900 Active 54 DOM
35. 2026-06-28
    days on market $282,900 Active 53 DOM
36. 2026-06-28
    days on market $282,900 Active 52 DOM
37. 2026-06-27
    days on market $282,900 Active 51 DOM
38. 2026-06-25
    days on market $282,900 Active 49 DOM
39. 2026-06-23
    days on market $282,900 Active 47 DOM
40. 2026-06-22
    days on market $282,900 Active 46 DOM
41. 2026-06-18
    days on market $282,900 Active 43 DOM

    Show marketing remark (782 chars)

    Check out 128 Lazzon Road a beautiful new home in our Tyger Pines community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you'll be greeted by a foyer inviting you to the center of the home. At its heart, you'll find a spacious living room and kitchen. The chef's kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

42. 2026-06-17
    price $282,900 Active 42 DOM

    Show marketing remark (800 chars)

    Check out 128 Lazzon Road a beautiful new home in our Tyger Pines community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you’ll be greeted by a foyer inviting you to the center of the home. At its heart, you’ll find a spacious living room and kitchen. The chef’s kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

43. 2026-06-17
    days on market $303,990 Active 42 DOM

    Show marketing remark (800 chars)

    Check out 128 Lazzon Road a beautiful new home in our Tyger Pines community. This one-story home features four bedrooms, two bathrooms, and a one-car garage. Upon entering, you’ll be greeted by a foyer inviting you to the center of the home. At its heart, you’ll find a spacious living room and kitchen. The chef’s kitchen has modern appliances, ample cabinet space, a pantry, perfect for cooking and casual dining. The home features a primary suite with a walk-in closet, featuring a shower with dual vanities. The additional three bedrooms are spacious and have access to a secondary bathroom. With its spacious layout, thoughtful design, and modern features, this home Features both comfort and practicality, making it the perfect place to call home. Pictures are representative.

44. 2026-06-16
    days on market $303,990 Active 41 DOM
45. 2026-06-15
    days on market $303,990 Active 40 DOM
46. 2026-06-14
    days on market $303,990 Active 38 DOM
47. 2026-06-13
    days on market $303,990 Active 37 DOM
48. 2026-06-10
    days on market $303,990 Active 35 DOM
49. 2026-06-09
    days on market $303,990 Active 34 DOM
50. 2026-06-08
    days on market $303,990 Active 33 DOM

ⓘ 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 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: $24,658
• − Mortgage interest: −$15,735
• − Property taxes: −$4,214
• − Insurance: −$1,404
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$756
• − Depreciation: −$8,172
• Taxable loss: −$9,568
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $-2,275/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $7,490–$22,470 screening

This one-story home in Tyger Pines is in good condition with a modern design and well-maintained exterior. It offers a spacious layout and modern features, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances — Modern appliances improve functionality and attract buyers. ↑
• Resale Primary suite walk-in closet organization — Enhances functionality and appeal for potential buyers. ↑
• Resale Secondary bathroom updates — Modernizes the bathroom and improves functionality for potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Anderson Mill Elementary D+ SC #163/597 Nat'l #12,529/41,679 Middle R. P. Dawkins Middle F SC #72/229 Nat'l #5,727/14,009 High Dorman High B- SC #99/196 Nat'l #3,220/17,239

Schools (NCES district)

• District: Spartanburg 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

Livability — Moore

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

Census & demographics

• County: Spartanburg County · 325,495 people
• City population: 16,503
• Metro: Spartanburg, SC
• Population (ZIP): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 22% of renters

---

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 (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers common area insurance and street lightsCommunity amenities include common areas, lighting, and some sidewalks

Exterior

• Parking: Attached 1-car garage with door openerPaved concrete driveway
• Utilities: Public waterPublic sewerGas tankless water heaterPrivate garbage pickup
• Home design: Single-story homeModel: Cameron BTo be built (approx. 2026)
• Construction: Built by D.R. HortonSlab foundationStorage in attic and garage
• Exterior features: PatioTilt-out windowsVinyl/aluminum trimThermal windowsPartial brick veneer and vinyl siding exteriorArchitectural roof

Interior

• Kitchen: DishwasherGarbage disposalGas range (stand-alone)Gas oven, self-cleaningBuilt-in microwave
• Bedrooms: Primary bedroom on main level with double sink, full bath, shower-only and walk-in closet (approx. 13 x 12)Second bedroom approx. 11 x 10Third bedroom approx. 11 x 10Fourth bedroom approx. 11 x 10
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas)Central electric cooling
• Interior features: Attic stairs (disappearing)Cable availableSmooth ceilingsSolid surface countertopsSmoke detectorWalk-in closetPantry closetRadon mitigation systemSmart systems pre-wiring
• Laundry & utility: First-floor laundry with walk-in space and electric dryer hookup

Price history

-6.9% since first listed

7 events — show timeline

• 2026-06-18 Price Changed $282,900 Zillow
• 2026-06-18 Price Changed $282,900 Greater Greenville MLS
• 2026-06-17 Price Changed $282,900 SPMLS
• 2026-06-11 Price Changed $283,990 Zillow
• 2026-05-06 Listed $303,990 SPMLS
• 2026-05-06 Listed $303,990 Greater Greenville MLS
• 2026-04-25 Listed $303,990 Zillow