171 Brown St · Cowpens, SC 29330

$158,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 117 Days on market

Built 1979 0.92 ac lot Est $153k · at est.

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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).

• Cash flow +19.1/30.0
• DSCR +6.0/10.0
• ARV discount +5.8/15.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET AT NO FAULT OF THE SELLERS, BUYERS FINANCING FELL THROUGH * * * MOTIVATED SELLERS * * * Welcome to 171 Brown Street, a beautifully updated 2-bedroom, 2-bathroom bungalow. Nestled on approximately an acre of land, this cozy 920-square-foot home offers ample outdoor space for gardening, entertaining, or simply unwinding. The renovated kitchen and stylish bathrooms add modern comfort, while the master bath features a walk-in closet and double vanity sink. Enjoy the inviting front porch, a small back balcony, and the expansive backyard perfect for outdoor activities. All appliances are included, and there’s no HOA, giving you more freedom. Plus, benefit from city-

Key facts

• Updated bungalow
• Acre of land
• Inviting front porch

Tags

• UPDATED BUNGALOW
• ACRE OF LAND
• RENOVATED KITCHEN
• INVITING FRONT PORCH
• EXPANSIVE BACKYARD
• INCLUDED APPLIANCES

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Porch; Barbecue / Outdoor grill; Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop; Electric cooktop; Electric oven; Microwave
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air; Ceiling fans; Electric heating; Forced air
• Interior features: Walk-in closets; Ceiling fans; Pantry
• Laundry & utility: Washer; Dryer; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $153k (3.7% below list).
• Recommended offer: $144k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Cowpens — 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 61/100 on livability (#213 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Spartanburg 03 (suburban): math 39% / reading 49% proficiency, ranked #28 of 80 in SC (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cowpens Elementary (math 57% / reading 52%, grade C, #123 of 597 statewide, top 22%, 461 students, 100% FRL); Clifdale Middle (695 students, 78% FRL); Broome High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 825 students, 68% FRL) — zoned schools average 82% FRL vs 57% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Spartanburg 03 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 117 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,235 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 S Linda St	0.20mi	2/1.0	1,020 (+6%)	3mo	$162,500	$159	78
132 S Linda St	0.17mi	2/1.0	896 (-7%)	10mo	$165,000	$184	73
126 Washington Rd	0.34mi	2/1.0	1,004 (+5%)	6mo	$142,000	$141	72
143 Greenway Dr	0.42mi	2/1.0	980 (+2%)	14mo	$219,000	$223	65
152 Washington Rd	0.47mi	2/1.0	1,035 (+8%)	0mo	$168,000	$162	65
107 Marion St	0.27mi	2/1.5	1,060 (+10%)	4mo	$160,000	$151	65
4963 S Main St	0.64mi	2/1.0	1,008 (+5%)	6mo	$125,000	$124	57
133 Washington Rd	0.39mi	2/1.0	864 (-10%)	13mo	$47,500	$55	54
197 Washington Rd	0.66mi	2/1.0	939 (-2%)	16mo	$100,000	$106	53
123 Washington Rd	0.34mi	2/2.0	1,100 (+15%)	9mo	$132,000	$120	49
108 Catawba St	0.36mi	2/2.0	1,099 (+14%)	15mo	$192,000	$175	42
185 Washington Rd	0.64mi	3/2.0 (+1)	1,080 (+12%)	12mo	$206,500	$191	30

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,990
• Equity at exit: $23,633

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $683
• Equity at exit: $13,704

Cash invested: $44,380 (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 29330

• Home prices YoY: -9.2%
• Active inventory: 69
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$831
• Tax from tax record: −$141 /mo · $1,687/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $168

Break-even live

Break-even rent $1,314

Max offer price $158,500

Occupancy floor 84%

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5365 N Main St Apt 202 Cowpens, SC	2.0	2.0	810	$1,540	$1.90	21d	1	0.42mi
115 Anile St Unit B Cowpens, SC	2.0	2.0	1050	$1,495	$1.42	13d	1	1.06mi

Listing history 21 events

1. 2026-06-18
   days on market $158,500 Active 117 DOM
2. 2026-06-17
   days on market $158,500 Active 116 DOM
3. 2026-06-16
   days on market $158,500 Active 115 DOM
4. 2026-06-15
   days on market $158,500 Active 114 DOM
5. 2026-06-14
   days on market $158,500 Active 112 DOM
6. 2026-06-13
   status $158,500 Active 111 DOM
7. 2026-05-22
   status Pending
8. 2026-05-13
   status Active
9. 2026-05-03
   status Pending
10. 2026-04-28
    price $158,500
11. 2026-03-05
    price $160,000
12. 2026-01-21
    listed $165,000 Active
13. 2025-11-01
    price $160,000
14. 2025-10-04
    price $165,000
15. 2025-09-02
    price $167,500
16. 2025-08-18
    price $170,000
17. 2025-08-02
    price $172,500
18. 2025-07-03
    price $175,000
19. 2025-06-05
    listed $185,000 Active
20. 2022-07-22
    soldstatus $160,000
21. 2021-11-24
    soldstatus $579,333

ⓘ 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: $1,687 · $141/mo
• Projected year-2 tax: $1,687 · $141/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,318
• − Mortgage interest: −$8,878
• − Property taxes: −$1,687
• − Insurance: −$792
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,611
• Taxable loss: −$582
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,157/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 03
• NCES district ID: 4503540
• Math proficiency: 39% ▼ -5.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $36,898
• Composite: 36.52/100
• National rank: #4645
• State rank: #28 of 80 in SC

Livability — Cowpens

• Score: 61/100
• State rank: #213
• US rank: #17912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cowpens, SC
• Population (ZIP): 8,720

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 6% Chinese 1% Other Asian/Pacific 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: ▼ -26.81%
• Current HPI: 263.1439
• 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

-72.6% since first listed

15 events — show timeline

• 2026-05-22 Pending — SPMLS
• 2026-05-13 Relisted — SPMLS
• 2026-05-03 Pending — SPMLS
• 2026-04-28 Price Changed $158,500 SPMLS
• 2026-03-05 Price Changed $160,000 SPMLS
• 2026-01-21 Listed $165,000 SPMLS
• 2025-11-01 Price Changed $160,000 SPMLS
• 2025-10-04 Price Changed $165,000 SPMLS
• 2025-09-02 Price Changed $167,500 SPMLS
• 2025-08-18 Price Changed $170,000 SPMLS
• 2025-08-02 Price Changed $172,500 SPMLS
• 2025-07-03 Price Changed $175,000 SPMLS
• 2025-06-05 Listed $185,000 SPMLS
• 2022-07-22 Sold (Public Records) $160,000 Public Records
• 2021-11-24 Sold (Public Records) $579,333 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,687 · +0.6% YoY. Source: county tax records.