2061 Hillman Way · Roebuck, SC 29376

$189,490

3 bd · 2.5 ba · 1,335 sqft · Townhouse · 1 Days on market

2,613 sqft lot $137/mo HOA · 7% of rent

---

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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect balance of affordability and elevated living at Trenton Place, a thoughtfully designed community just minutes from Downtown Spartanburg. USDA eligible! Conveniently located near major employers with easy access to I-26 and I-85, Trenton Place offers unmatched convenience and comfort. The NEW Jarrod floor plan is a 2-story townhome features an open-concept floor plan with 3 spacious bedrooms, 2.5 bathrooms, and a one car garage. Enjoy modern finishes such as hard surface flooring in the main living areas, elegant quartz countertops, white shaker cabinets, a gas stove, a walk in pantry. This home also includes whole house blinds. Step into the primary suite, where you’ll find a private bath with tub/shower combo. Entertain with ease on your private rear patio, complete with fencing on each side for privacy – perfect for gatherings and quiet evenings alike. At Trenton Place, you’ll also enjoy maintenance-free living with landscaping and lawn care included. PLANNED amenities such as a playground and/or outdoor firepit area will create the ideal setting for neighbors, friends, and family to connect. This is more than a home—it’s a lifestyle. There’s never been a better time to explore Trenton Place and make Spartanburg your new home. Schedule your tour today! * * * Limited time buyer incentives including up to 100% Financing with down payment assistance * * *

Key facts

• Gas stove
• Walk-in pantry
• $137 HOA

Tags

• OPEN-CONCEPT FLOOR PLAN
• HARD SURFACE FLOORING
• ELEGANT QUARTZ COUNTERTOPS
• WHITE SHAKER CABINETS
• GAS STOVE
• WALK-IN PANTRY

Property features AI

Finance

• Other: Community amenities include common areas, lighting, playground, private roads, dog park, and landscape maintenance
• HOA & community: Homeowners association present; HOA covers common area electric, exterior maintenance, lawn maintenance, street lights, and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached 1-car garage; Driveway with paved concrete parking
• Utilities: Public water; Public sewer; Natural gas; Private garbage pickup; Attached garage (connected to home)
• Home design: 2-story home; Model: Ashford; New / never lived in; Stone and vinyl siding exterior; Architectural composition shingle roof; Slab foundation; Built by Veranda Homes, LLC
• Construction: Stone and vinyl siding; Architectural composition shingle roof; Slab foundation
• Exterior features: Patio; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Gas range / oven; Built-in microwave; Refrigerator
• Bedrooms: Primary bedroom on 2nd level with full bath, tub/shower and walk-in closet; Secondary bedrooms approximately 9 x 10; Primary bedroom approximately 13 x 14
• Flooring: Carpet; Vinyl; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling (electric); Tankless gas water heater
• Interior features: Two-story foyer; Smooth ceilings; Open floor plan; Smoke detector; Walk-in closets; Quartz countertops
• Laundry & utility: Laundry on 2nd floor in closet-style space; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $189k (0.3% below list).
• Recommended offer: $189k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Roebuck — 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 64/100 on livability (#147 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Roebuck Elementary (math 40% / reading 37%, grade F, #306 of 597 statewide, top 51%, 800 students, 84% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 80% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+13 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: 144 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 $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $189.30M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $188,882 (0.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-27,686
• Equity at exit: $28,254

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-19,907
• Equity at exit: $16,384

Cash invested: $53,057 (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 29376

• Home prices YoY: -25.6%
• Active inventory: 144
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$994
• Tax est. 1.5%: −$237 /mo · $2,842/yr
• Insurance: −$79
• HOA: −$137
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $46

Break-even live

Break-even rent $1,831

Max offer price $189,490

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $111	+0% $46	+5% $-20	+10% $-85
Rent	-10% $-104	-5% $-29	+0% $46	+5% $120	+10% $195
Rate	-1.0pp $141	-0.5pp $94	base $46	+0.5pp $-3	+1.0pp $-53

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: $47,372
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2180 Davenport Ct Moore, SC	3.0	2.0	1456	$2,000	$1.37	15d	1	0.97mi
202 Tower Dr Moore, SC	3.0	2.0	1008	$1,700	$1.69	23d	1	1.36mi

HOA detail

• Monthly dues: $137 · $1,644/yr
• Likely covers: gaslandscaping

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $189,490 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,666
• − Mortgage interest: −$10,614
• − Property taxes: −$2,842
• − Insurance: −$947
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$1,644
• − Depreciation: −$5,512
• Taxable loss: −$2,521
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $1,153/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 — Roebuck

• Score: 64/100
• State rank: #147
• US rank: #13929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roebuck, SC
• Population (ZIP): 8,722

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 (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 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: ▼ -77.54%
• Current HPI: 225.2259
• 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

-77.5% since first listed

4 events — show timeline

• 2026-06-21 Price Changed $189,490 SPMLS
• 2026-06-21 Listed $189,490,900 SPMLS
• 2026-06-21 Listed $189,490 Greater Greenville MLS
• 2025-07-16 Sold (Public Records) $842,293 Public Records