100 Mary Ella Dr · Spartanburg, SC 29301

$160,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 8 Days on market

Built 1959 0.42 ac lot Est $268k · 40% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Fix & Flip or Buy & Hold?! Great Bones, Superb Location - residential OR commercial opportunity! District 6 schools - potential $1500-1800/month rental income. Almost a half acre lot, level. Brick ranch built to last with several systemic updates already completed. New roof 2024, septic serviced & new drain pit in 2025, New Air Handler and duct work 2026. With 1500 s. f. there is plenty of room to create a half bath or second full bathroom to maximize the potential of this residential property. Real Hardwoods appear present under most of the vinyl. With the lot size, plenty of space to add parking. Add this property to your portfolio today! Outbuilding will need to be remo

Key facts

• District 6 schools
• Septic serviced
• Level

Tags

• DISTRICT 6 SCHOOLS
• HALF ACRE LOT
• LEVEL
• BRICK RANCH
• NEW ROOF
• SEPTIC SERVICED

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic sewer
• Home design: Single family residence; One level
• Construction: Brick veneer construction
• Exterior features: Front porch; Fenced yard; Level, wooded lot

Interior

• Kitchen: See remarks for kitchen details
• Bedrooms: Bedrooms on main level
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric air conditioning; Electric forced-air heating
• Interior features: Fireplace; Electric water heater
• Laundry & utility: Laundry on main level

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$267,520) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $146k (8.7% below list).
• Recommended offer: $146k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.9% in Spartanburg — 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 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: Fairforest Middle (math 19% / reading 27%, grade F, #171 of 229 statewide, top 76%, 1,054 students, 100% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 87% FRL vs 48% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 466 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $146,020 (8.7% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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. 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?
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: 0.91% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $267,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Franklin Ave	0.29mi	3/2.0	1,289 (+1%)	7mo	$200,000	$155	76
1314 Shoresbrook Rd	0.64mi	3/2.0	1,247 (-3%)	1mo	$269,900	$216	61
1328 Shoresbrook Rd	0.62mi	3/2.0	1,438 (+12%)	6mo	$290,000	$202	42
1308 Shoresbrook Rd	0.64mi	3/2.0	1,438 (+12%)	8mo	$300,000	$209	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-20,500
• Equity at exit: $23,857

10-year hold

• IRR: -9.1%
• Equity multiple: 0.51×
• Total profit: $-22,009
• Equity at exit: $13,834

Cash invested: $44,800 (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

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 466
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$839
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $153

Break-even live

Break-even rent $1,266

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $244	-5% $198	+0% $153	+5% $108	+10% $62
Rent	-10% $38	-5% $95	+0% $153	+5% $211	+10% $268
Rate	-1.0pp $234	-0.5pp $194	base $153	+0.5pp $112	+1.0pp $69

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Birchrun Dr Spartanburg, SC	3.0	1.0–2.0	741	$1,355	$1.83	14d	9	0.47mi
311 Weststone Walk Spartanburg, SC	3.0	2.5	1501	$1,695	$1.13	21d	1	0.59mi
41 Somersett Dr Unit 1 Spartanburg, SC	2.0	1.5	1184	$1,325	$1.12	21d	1	0.61mi
201 E Blackstock Rd Spartanburg, SC	1.0–3.0	1.0–1.5	888	$1,349	$1.52	14d	11	0.93mi
1000 Hunt Club Ln Spartanburg, SC	1.0–2.0	1.0–2.0	799	$1,311	$1.64	21d	1	0.99mi
1451 Darrowby Way Spartanburg, SC	3.0	2.5	1670	$1,850	$1.11	21d	1	1.10mi
61 Sweetbriar Ln Spartanburg, SC	2.0	2.0	1160	$1,295	$1.12	21d	1	1.11mi
3011 Grand Creek Way Spartanburg, SC	2.0	2.0	1170	$1,417	$1.21	14d	15	1.11mi
100 Keats Dr Spartanburg, SC	1.0–2.0	1.0–2.0	964	$1,381	$1.43	14d	13	1.13mi
1480 Wo Ezell Blvd Spartanburg, SC	2.0–3.0	1.0–2.0	1050	$1,224	$1.17	14d	4	1.26mi
227 Old Towne Rd Unit 1 Spartanburg, SC	2.0	1.5	1362	$1,500	$1.10	21d	1	1.34mi
100 Pinebrook Rd Unit A Spartanburg, SC	2.0	2.0	1000	$1,050	$1.05	14d	1	1.50mi

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   listed $160,000 Active

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,522
• − Mortgage interest: −$8,962
• − Property taxes: −$1,137
• − Insurance: −$800
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,655
• Taxable loss: −$835
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $2,037/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

• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% 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: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• 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

2 events — show timeline

• 2026-05-19 Pending — SPMLS
• 2026-05-11 Listed $160,000 SPMLS

Property tax history

+5.5%/yr

Latest (2025): $1,137 · -66.9% YoY. Source: county tax records.