729 W Georgia St · Woodruff, SC 29388

$87,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 14 Days on market

Built 1964 8,276 sqft lot Est $73k · 20% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or rental property, make an appointment to see this home today! A Fine Bungalow in up and coming Woodruff! Mere minutes from main street, 729 W Georgia St has new flooring throughout and a remodeled bathroom! Looking for an affordable home? 729 W Georgia St is a solid option! Come see for yourself today!

Key facts

• 8,276 sq ft lot
• Built 1964
• Listed 14 days

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Unpaved driveway; No garage
• Utilities: Public water; Public sewer; Electric water heater; Electric heating; Central forced air cooling; No garbage pickup listed
• Home design: Single-story home; Built in 1964; Partial brick veneer and vinyl siding; Facing information not provided
• Construction: Composition shingle roof; Crawl space foundation; Attic storage
• Exterior features: Front porch; Sidewalk; Some trees

Interior

• Kitchen: Kitchen (approx. 12 x 10); No appliances included
• Bedrooms: Primary bedroom on main level (approx. 12 x 10); Second bedroom (approx. 11 x 11); Third bedroom (approx. 12 x 10)
• Flooring: Carpet; Laminate flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Attic stairs (disappearing); Ceiling fan
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 11.7% vs local median 4.0% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• 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) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $601 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 + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,000

Questions for the listing agent

1. Built in 1964 — 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. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $72,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 W Georgia St	0.05mi	3/1.0	882 (+10%)	14mo	$135,000	$153	69
701 W Georgia St	0.07mi	3/1.0	900 (+12%)	16mo	$71,000	$79	63
129 Cannon St	0.60mi	2/1.0 (-1)	735 (-8%)	2mo	$45,000	$61	52
706 Gray St	0.50mi	2/1.0 (-1)	875 (+9%)	6mo	$35,000	$40	51
929 Allen St	0.44mi	3/1.0	728 (-9%)	16mo	$70,000	$96	51
349 Bullington St	0.46mi	2/1.0 (-1)	720 (-10%)	17mo	$119,000	$165	43
555 W Peachtree St	0.62mi	2/1.0 (-1)	882 (+10%)	11mo	$80,000	$91	40
541 W Peachtree St	0.62mi	2/1.0 (-1)	882 (+10%)	11mo	$80,000	$91	40

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $10,732
• Equity at exit: $12,972

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $41,390
• Equity at exit: $7,522

Cash invested: $24,360 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $389

Break-even live

Break-even rent $775

Max offer price $87,000

Occupancy floor 64%

Sensitivity live

Price	-10% $439	-5% $414	+0% $389	+5% $365	+10% $340
Rent	-10% $289	-5% $339	+0% $389	+5% $440	+10% $490
Rate	-1.0pp $433	-0.5pp $412	base $389	+0.5pp $367	+1.0pp $344

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Round St Woodruff, SC	2.0	1.0	1073	$1,395	$1.30	24d	1	0.51mi
727 S Main St Unit 1 Woodruff, SC	2.0	1.0	800	$800	$1.00	24d	1	0.67mi
251 Fairview St Unit 1 Woodruff, SC	2.0	1.0	896	$875	$0.98	24d	1	0.82mi

Listing history 11 events

1. 2026-06-18
   days on market $87,000 Active 14 DOM
2. 2026-06-17
   days on market $87,000 Active 13 DOM
3. 2026-06-16
   days on market $87,000 Active 12 DOM
4. 2026-06-15
   days on market $87,000 Active 11 DOM
5. 2026-06-13
   days on market $87,000 Active 9 DOM
6. 2026-06-13
   days on market $87,000 Active 8 DOM
7. 2026-06-10
   days on market $87,000 Active 6 DOM
8. 2026-06-09
   days on market $87,000 Active 5 DOM
9. 2026-06-08
   days on market $87,000 Active 4 DOM
10. 2026-06-07
    remarks 657-char remark
11. 2026-06-07
    listed $87,000 Active 3 DOM

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 5/10 Major 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,217
• − Mortgage interest: −$4,873
• − Property taxes: −$1,438
• − Insurance: −$435
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,531
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,832/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 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 — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodruff, SC
• County: Spartanburg County · 258,607 people
• City population: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 303.0

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 (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

+248.0% since first listed

27 events — show timeline

• 2026-06-04 Listed $87,000 Greater Greenville MLS
• 2022-07-22 Sold (Public Records) $136,900 Public Records
• 2022-07-22 Sold (MLS) $136,900 Greater Greenville MLS
• 2022-07-21 Pending — Greater Greenville MLS
• 2022-06-12 Contingent — Greater Greenville MLS
• 2022-06-10 Price Changed $136,900 Greater Greenville MLS
• 2022-05-13 Price Changed $140,000 Greater Greenville MLS
• 2022-05-10 Price Changed $125,900 Greater Greenville MLS
• 2022-05-07 Price Changed $119,900 Greater Greenville MLS
• 2022-05-06 Relisted — Greater Greenville MLS
• 2022-04-05 Listing Removed — Greater Greenville MLS
• 2022-02-04 Listing Removed — Greater Greenville MLS
• 2021-12-06 Listing Removed — Greater Greenville MLS
• 2021-11-29 Listed $99,500 Greater Greenville MLS
• 2020-01-27 Listing Removed — Greater Greenville MLS
• 2019-12-05 Contingent — Greater Greenville MLS
• 2019-11-06 Price Changed $75,000 Greater Greenville MLS
• 2019-10-24 Listed $80,000 Greater Greenville MLS
• 2015-11-06 Listed $39,400 SPMLS
• 2012-07-05 Listing Removed — Greater Greenville MLS
• 2011-11-22 Listed $38,900 Greater Greenville MLS
• 2007-10-01 Sold (Public Records) $33,000 Public Records
• 2007-09-28 Sold (MLS) $33,000 SPMLS
• 2007-03-29 Listed $34,900 SPMLS
• 2006-11-27 Sold (MLS) $9,200 SPMLS
• 2006-07-12 Listed $11,900 SPMLS
• 1990-02-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,438 · +64.0% YoY. Source: county tax records.