234 Greencreek Dr · Spartanburg, SC 29301-2506

$239,900

3 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 66 Days on market

Built 1977 0.45 ac lot Est $268k · 11% under

---

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 +12.3/15.0
• Cash flow +11.8/30.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Ranch style home located on Westside, refurbished and ready for new owner. Spacious Living with a simple yet open-concept layout features a bright kitchen, living room, Den and large formal dining area, perfect for family gatherings and entertaining. The kitchen includes new granite countertops and appliances, offering both functionality and style. The home is freshly painted, with new flooring throughout, creating a modern and inviting atmosphere. Each bedroom is spacious, with the master suite featuring an en-suite bathroom, nice size closet and a walk-out to private deck. Features also include a new HVAC system and beautiful mature trees. This home is situated in a desirable westside location close to shopping centers and interstates, providing easy access to local amenities and no HOA. Make your appointment today !!

Key facts

• Bright kitchen
• Master suite
• Private deck

Tags

• RANCH STYLE HOME
• BRIGHT KITCHEN
• NEW GRANITE COUNTERTOPS
• NEW FLOORING
• MASTER SUITE
• PRIVATE DECK

Property features AI

Finance

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

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Electric water heater; Septic sewer; Electric power
• Home design: Single-story residence; Approximate age 31–50 years; Outbuilding for additional storage; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Front porch; Deck; Some trees on the lot

Interior

• Kitchen: Kitchen (approx. 8 x 12); Dishwasher; Electric free-standing range; Range hood
• Bedrooms: Primary bedroom on main level with shower-only full bath (approx. 11 x 15); Second bedroom (approx. 11 x 14); Third bedroom (approx. 10 x 12); Three bedrooms on the main level
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Electric cooling; Heat pump cooling
• Interior features: Cable available; Ceiling fan; Granite countertops; Wood-burning fireplace
• Laundry & utility: First-floor laundry with washer connection and electric dryer hookup; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-65 ($-779/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (26.6% below list).
• Recommended offer: $176k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#24 in SC, #3,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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: Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 75% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 38% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Spartanburg 06 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 8 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

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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.
• Current owner paid $127k; list at $240k implies a 89% gain — meaningful room to come down on a strong offer.

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 $176,063 (26.6% 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 66 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $268,349
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
389 Wadsworth Rd	0.08mi	3/2.0	1,632 (-9%)	4mo	$250,000	$153	77
245 Augusta Rd	0.34mi	3/2.0	1,890 (+5%)	1mo	$319,900	$169	75
405 Oak Grove Rd	0.41mi	3/2.0	1,606 (-11%)	5mo	$230,000	$143	59
111 Keloy St	0.73mi	3/2.0	1,732 (-4%)	2mo	$315,000	$182	58
219 Seven Oaks Ln	0.69mi	3/2.0	1,657 (-8%)	2mo	$247,000	$149	53
245 Sentel Cir Cir	0.63mi	3/2.0	1,917 (+6%)	19mo	$245,000	$128	44
110 W Forest Dr	0.68mi	3/2.0	1,663 (-8%)	21mo	$256,000	$154	38
10 Sally St	0.60mi	4/2.5 (+1)	2,064 (+15%)	4mo	$258,000	$125	37
106 Keloy St	0.73mi	3/2.0	1,540 (-14%)	16mo	$160,050	$104	28

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: 6.4%
• Equity multiple: 1.37×
• Total profit: $24,669
• Equity at exit: $107,869

10-year hold

• IRR: 9.2%
• Equity multiple: 2.39×
• Total profit: $93,515
• Equity at exit: $166,240

Cash invested: $67,172 (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 29301-2506

• Active inventory: 1
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-65

Break-even live

Break-even rent $1,843

Max offer price $228,437

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $3	+0% $-65	+5% $-133	+10% $-201
Rent	-10% $-204	-5% $-134	+0% $-65	+5% $5	+10% $74
Rate	-1.0pp $56	-0.5pp $-4	base $-65	+0.5pp $-127	+1.0pp $-190

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Weststone Walk Spartanburg, SC	3.0	2.5	1501	$1,695	$1.13	23d	1	0.27mi
130 Heather Dr Spartanburg, SC	3.0	3.0	2442	$2,200	$0.90	23d	1	0.56mi
227 Old Towne Rd Unit 1 Spartanburg, SC	2.0	1.5	1362	$1,500	$1.10	23d	1	1.10mi
110 Southport Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1044	$1,673	$1.60	15d	18	1.19mi
416 W Parima Ct Spartanburg, SC	3.0	2.5	1616	$1,800	$1.11	23d	1	1.21mi
807 Exley Ln Spartanburg, SC	2.0–3.0	2.5–3.0	1562	$1,764	$1.13	5d	10	1.24mi
201 Powell Mill Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1426	$1,345	$0.94	15d	23	1.32mi
1451 Darrowby Way Spartanburg, SC	3.0	2.5	1670	$1,850	$1.11	23d	1	1.40mi

Listing history 37 events

1. 2026-06-22
   days on market $239,900 Active 66 DOM
2. 2026-06-18
   days on market $239,900 Active 63 DOM
3. 2026-06-17
   days on market $239,900 Active 62 DOM
4. 2026-06-16
   days on market $239,900 Active 61 DOM
5. 2026-06-15
   days on market $239,900 Active 60 DOM
6. 2026-06-14
   days on market $239,900 Active 58 DOM
7. 2026-06-13
   days on market $239,900 Active 57 DOM
8. 2026-06-10
   days on market $239,900 Active 55 DOM
9. 2026-06-09
   days on market $239,900 Active 54 DOM
10. 2026-06-08
    days on market $239,900 Active 53 DOM
11. 2026-06-07
    days on market $239,900 Active 52 DOM
12. 2026-06-02
    days on market $239,900 Active 47 DOM
13. 2026-06-01
    days on market $239,900 Active 46 DOM
14. 2026-05-31
    days on market $239,900 Active 45 DOM
15. 2026-05-30
    days on market $239,900 Active 44 DOM
16. 2026-04-27
    status Pending 831-char remark

    Show marketing remark (831 chars)

    Ranch style home located on Westside, refurbished and ready for new owner. Spacious Living with a simple yet open-concept layout features a bright kitchen, living room, Den and large formal dining area, perfect for family gatherings and entertaining. The kitchen includes new granite countertops and appliances, offering both functionality and style. The home is freshly painted, with new flooring throughout, creating a modern and inviting atmosphere. Each bedroom is spacious, with the master suite featuring an en-suite bathroom, nice size closet and a walk-out to private deck. Features also include a new HVAC system and beautiful mature trees. This home is situated in a desirable westside location close to shopping centers and interstates, providing easy access to local amenities and no HOA. Make your appointment today !!

17. 2026-04-16
    price $239,900 831-char remark

    Show marketing remark (831 chars)

    Ranch style home located on Westside, refurbished and ready for new owner. Spacious Living with a simple yet open-concept layout features a bright kitchen, living room, Den and large formal dining area, perfect for family gatherings and entertaining. The kitchen includes new granite countertops and appliances, offering both functionality and style. The home is freshly painted, with new flooring throughout, creating a modern and inviting atmosphere. Each bedroom is spacious, with the master suite featuring an en-suite bathroom, nice size closet and a walk-out to private deck. Features also include a new HVAC system and beautiful mature trees. This home is situated in a desirable westside location close to shopping centers and interstates, providing easy access to local amenities and no HOA. Make your appointment today !!

18. 2026-04-13
    listed $249,900 Active 831-char remark

    Show marketing remark (831 chars)

    Ranch style home located on Westside, refurbished and ready for new owner. Spacious Living with a simple yet open-concept layout features a bright kitchen, living room, Den and large formal dining area, perfect for family gatherings and entertaining. The kitchen includes new granite countertops and appliances, offering both functionality and style. The home is freshly painted, with new flooring throughout, creating a modern and inviting atmosphere. Each bedroom is spacious, with the master suite featuring an en-suite bathroom, nice size closet and a walk-out to private deck. Features also include a new HVAC system and beautiful mature trees. This home is situated in a desirable westside location close to shopping centers and interstates, providing easy access to local amenities and no HOA. Make your appointment today !!

19. 2026-04-13
    listed $239,900 Active

    Show marketing remark (831 chars)

    Ranch style home located on Westside, refurbished and ready for new owner. Spacious Living with a simple yet open-concept layout features a bright kitchen, living room, Den and large formal dining area, perfect for family gatherings and entertaining. The kitchen includes new granite countertops and appliances, offering both functionality and style. The home is freshly painted, with new flooring throughout, creating a modern and inviting atmosphere. Each bedroom is spacious, with the master suite featuring an en-suite bathroom, nice size closet and a walk-out to private deck. Features also include a new HVAC system and beautiful mature trees. This home is situated in a desirable westside location close to shopping centers and interstates, providing easy access to local amenities and no HOA. Make your appointment today !!

20. 2025-12-22
    soldstatus $127,000
21. 2020-09-18
    soldstatus $145,000 Sold CO-OP Non Member 278-char remark

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

22. 2020-09-18
    soldstatus $145,000

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

23. 2020-08-03
    historical Sale with Right of Refusal 278-char remark

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

24. 2020-07-30
    historical 278-char remark

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

25. 2020-07-29
    status Active 278-char remark

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

26. 2020-07-11
    historical Contingent on Inspection 278-char remark

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

27. 2020-06-12
    listed $145,250 Active 278-char remark

    Show marketing remark (278 chars)

    READY TO MOVE IN. 3 BEDROOM 2 BATH. NO CARPET. .45 AC. BIG BACK YARD. OVER 1500 SQ. FT. 2020 NEW ROOF. 2019 NEW FLOOR COVERING. 2018 NEW HVAC. 2019 CLEANED SEPTIC TANK AND INSTALLED GRAVEL PIT. 2020 NEW LIGHT FIXTURES. JUNE 2020 PAINTED INSIDE. NEAR SHOPPING AND THE INTERSTATE.

28. 2017-07-10
    soldstatus $80,200
29. 2017-03-04
    listed $76,950
30. 2009-11-23
    soldstatus $95,000
31. 2009-11-20
    soldstatus $95,000
32. 2009-11-20
    soldstatus $95,000
33. 2009-09-02
    historical
34. 2008-04-09
    historical
35. 2008-01-22
    listed $119,500
36. 2007-10-22
    listed $99,900
37. 2007-10-22
    listed $99,900

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$194/yr (+$16/mo · 16.6%)

ⓘ 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 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: $21,128
• − Mortgage interest: −$13,438
• − Property taxes: −$1,173
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$6,979
• Taxable loss: −$5,043
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $432/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 — Spartanburg

• Score: 76/100
• State rank: #24
• US rank: #3679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+140.1% since first listed

22 events — show timeline

• 2026-04-27 Pending — SPMLS
• 2026-04-16 Price Changed $239,900 SPMLS
• 2026-04-13 Listed $249,900 SPMLS
• 2026-04-13 Listed $239,900 Greater Greenville MLS
• 2025-12-22 Sold (Public Records) $127,000 Public Records
• 2020-09-18 Sold (Public Records) $145,000 Public Records
• 2020-09-18 Sold (MLS) $145,000 SPMLS
• 2020-08-03 Contingent — SPMLS
• 2020-07-30 Delisted — SPMLS
• 2020-07-29 Relisted — SPMLS
• 2020-07-11 Contingent — SPMLS
• 2020-06-12 Listed $145,250 SPMLS
• 2017-07-10 Sold (MLS) $80,200 SPMLS
• 2017-03-04 Listed $76,950 SPMLS
• 2009-11-23 Sold (Public Records) $95,000 Public Records
• 2009-11-20 Sold (MLS) $95,000 SPMLS
• 2009-11-20 Sold (MLS) $95,000 Greater Greenville MLS
• 2009-09-02 Listing Removed — Greater Greenville MLS
• 2008-04-09 Listing Removed — Greater Greenville MLS
• 2008-01-22 Listed $119,500 Greater Greenville MLS
• 2007-10-22 Listed $99,900 SPMLS
• 2007-10-22 Listed $99,900 Greater Greenville MLS

Property tax history

+8.7%/yr

Latest (2025): $1,173 · +2.6% YoY. Source: county tax records.