1210 West St · Arcadia, SC 29320

$169,900

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 43 Days on market

Built 1922 0.35 ac lot Est $226k · 25% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully remodeled 3-bedroom, 1-bath home full of charm, located in a quiet and friendly neighborhood. This move-in ready property features a bright layout with luxury vinyl plank (LVP) flooring throughout the home. The updated kitchen, fresh interior paint, new water heater, new windows upgraded bathroom, and new ductwork provide modern comfort and peace of mind for the next owner. Enjoy your mornings on the welcoming front porch, and take advantage of the spacious backyard—perfect for kids, gatherings, or entertaining guests. Conveniently located just minutes from WestGate Mall, shopping, and dining, this home offers both comfort and convenience.

Key facts

• 0.35 acre lot
• Built 1922
• Listed 43 days

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Paved driveway; No garage
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story residence; Built around 1922; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Porch; Vinyl/aluminum trim; Fenced yard; Level lot with some trees

Interior

• Kitchen: Electric oven; Kitchen approx. 14 x 14
• Bedrooms: Primary bedroom on main level; Master approx. 13 x 12; Second bedroom approx. 14 x 14; Third bedroom approx. 8 x 15; Three bedrooms on the main level
• Flooring: Luxury vinyl tile/plank
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans; Non-standard countertops
• Laundry & utility: Laundry located on first floor in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (12.1% below list).
• Recommended offer: $149k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#232 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment 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: Arcadia Elementary (math 20% / reading 18%, grade F, #505 of 597 statewide, top 85%, 373 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 38% district-wide (-18 pts) — the specific schools serving this property underperform the Spartanburg 06 average; the district grade overstates school quality for this exact location.
• Market conditions: 15 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.1% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,417 (12.1% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $226,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Frans Dr	0.37mi	3/1.0	1,050 (-5%)	3mo	$100,000	$95	72
2340 Mill Loop Lot 56	0.40mi	3/2.0	1,148 (+3%)	1mo	$238,000	$207	71
2321 Mill Loop Lot 50	0.34mi	3/2.0	1,148 (+3%)	4mo	$234,000	$204	71
111 Forest Ln	0.31mi	3/1.0	1,135 (+2%)	16mo	$155,000	$137	68
2328 Mill Loop	0.38mi	3/2.0	1,148 (+3%)	8mo	$229,000	$199	66
2328 Mill Loop Lot 59	0.38mi	3/2.0	1,148 (+3%)	8mo	$229,000	$199	66
2333 Mill Loop Lot 47	0.36mi	3/2.0	1,148 (+3%)	10mo	$243,000	$212	65
2356 Mill Loop Lot 52	0.42mi	3/2.0	1,148 (+3%)	11mo	$234,000	$204	62
2381 Mill Loop	0.45mi	3/2.0	1,148 (+3%)	12mo	$234,000	$204	59
2381 Mill Loop Lot 35	0.45mi	3/2.0	1,148 (+3%)	12mo	$234,000	$204	59
230 Spring St St	0.51mi	3/1.0	1,051 (-5%)	12mo	$115,000	$109	57
530 Arcadia St	0.42mi	2/1.0 (-1)	944 (-15%)	12mo	$167,500	$177	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.04×
• Total profit: $49,589
• Equity at exit: $97,489

10-year hold

• IRR: 16.6%
• Equity multiple: 3.97×
• Total profit: $141,205
• Equity at exit: $169,261

Cash invested: $47,572 (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 29320

• Home prices YoY: 1.8%
• Active inventory: 15
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$891
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $147

Break-even live

Break-even rent $1,308

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $243	-5% $195	+0% $147	+5% $99	+10% $51
Rent	-10% $29	-5% $88	+0% $147	+5% $206	+10% $265
Rate	-1.0pp $232	-0.5pp $190	base $147	+0.5pp $103	+1.0pp $58

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Hayne St Spartanburg, SC	2.0	1.0–2.0	1384	$1,465	$1.06	14d	4	0.23mi
100 W Cleveland St Spartanburg, SC	3.0	1.0–2.0	1358	$1,756	$1.29	14d	11	0.33mi
100 Keats Dr Spartanburg, SC	1.0–2.0	1.0–2.0	964	$1,381	$1.43	14d	13	0.37mi
1480 Wo Ezell Blvd Spartanburg, SC	2.0–3.0	1.0–2.0	1050	$1,224	$1.17	14d	4	1.24mi
201 Powell Mill Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1426	$1,345	$0.94	14d	23	1.27mi
408 Abner Rd Spartanburg, SC	2.0–3.0	2.0	996	$1,515	$1.52	21d	6	1.38mi
30 Beverly Hills Dr Spartanburg, SC	3.0	2.5	1368	$1,575	$1.15	21d	1	1.43mi
32 Beverly Hills Spartanburg, SC	3.0	2.5	1368	$1,425	$1.04	14d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 43 DOM
2. 2026-06-17
   days on market $169,900 Active 42 DOM
3. 2026-06-16
   days on market $169,900 Active 41 DOM
4. 2026-06-15
   days on market $169,900 Active 40 DOM
5. 2026-06-14
   days on market $169,900 Active 38 DOM
6. 2026-06-13
   days on market $169,900 Active 37 DOM
7. 2026-06-10
   days on market $169,900 Active 35 DOM
8. 2026-06-09
   days on market $169,900 Active 34 DOM
9. 2026-06-08
   days on market $169,900 Active 33 DOM
10. 2026-06-07
    days on market $169,900 Active 32 DOM
11. 2026-06-02
    days on market $169,900 Active 27 DOM
12. 2026-06-01
    days on market $169,900 Active 26 DOM
13. 2026-05-31
    days on market $169,900 Active 25 DOM
14. 2026-05-30
    days on market $169,900 Active 24 DOM
15. 2026-05-06
    listed $169,900 Active
16. 2026-05-05
    listed $169,900 Active 681-char remark

    Show marketing remark (681 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home full of charm, located in a quiet and friendly neighborhood. This move-in ready property features a bright layout with luxury vinyl plank (LVP) flooring throughout the home. The updated kitchen, fresh interior paint, new water heater, new windows upgraded bathroom, and new ductwork provide modern comfort and peace of mind for the next owner. Enjoy your mornings on the welcoming front porch, and take advantage of the spacious backyard—perfect for kids, gatherings, or entertaining guests. Conveniently located just minutes from WestGate Mall, shopping, and dining, this home offers both comfort and convenience.

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$108/yr (+$9/mo · 12.5%)

ⓘ 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 · 17 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: $17,930
• − Mortgage interest: −$9,517
• − Property taxes: −$860
• − Insurance: −$850
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,943
• Taxable loss: −$1,108
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,029/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 — Arcadia

• Score: 60/100
• State rank: #232
• US rank: #19542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, SC
• City population: 526
• Population (ZIP): 526

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 15% Black 10%
• Hispanic origin (detail): Puerto Rican 12% Cuban 4%
• Common ancestry: Italian 24%
• Foreign-born: 15% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 5.12%
• Current HPI: 291.5934
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $169,900 Greater Greenville MLS
• 2026-05-05 Listed $169,900 SPMLS

Property tax history

-1.4%/yr

Latest (2025): $860 · +1.4% YoY. Source: county tax records.