714 S Center St · Spartanburg, SC 29301

$65,000

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.39 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Excellent opportunity to purchase a tax deed property with tremendous potential. This property is being sold as-is, where-is, with no repairs or warranties provided by the seller. Ideal for investors, builders, or buyers looking for a renovation project. Buyers are encouraged to perform their own due diligence regarding property condition, zoning, utilities, square footage, and any title requirements. Cash Only. Don't miss this chance to add value and build equity with this unique investment opportunity.

Key facts

• 0.39 acre lot
• Built 1970
• Listed 3 days

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Composition roof; Built area approximately 1,181 finished square feet
• Exterior features: Fenced yard; Wooded lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.6% 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 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 85% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 73% at this address vs 38% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the Spartanburg 07 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.6%/yr); 466 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• 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 $65,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.96%
• DSCR: 2.64
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $200,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 S Center St	0.31mi	3/2.0	1,174 (-1%)	1mo	$199,000	$170	79
308 Hillandale Rd	0.42mi	3/1.5	1,170 (-1%)	5mo	$140,000	$120	73
651 S Center St	0.27mi	3/2.0	1,242 (+5%)	3mo	$225,000	$181	72
583 Humphrey St	0.41mi	3/2.0	1,220 (+3%)	1mo	$225,000	$184	70
310 Hillandale Rd	0.40mi	3/2.0	1,161 (-2%)	6mo	$120,000	$103	70
779 Saxon Ave	0.33mi	2/1.0 (-1)	1,111 (-6%)	3mo	$115,000	$104	67
467 Breeze St	0.65mi	3/2.0	1,200 (+2%)	2mo	$190,000	$158	61
211 Edenbridge Ln	0.41mi	3/1.0	1,050 (-11%)	2mo	$189,000	$180	61
125 Case Ave	0.54mi	2/1.0 (-1)	1,260 (+7%)	2mo	$129,900	$103	57
439 Zephyr St	0.71mi	3/2.0	1,191 (+1%)	6mo	$215,000	$181	57
122 Raintree Dr	0.56mi	3/1.0	1,300 (+10%)	2mo	$162,000	$125	56
3 Robinsview Ln	0.74mi	3/2.0	1,255 (+6%)	5mo	$224,900	$179	47

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: 29.1%
• Equity multiple: 2.16×
• Total profit: $21,096
• Equity at exit: $9,692

10-year hold

• IRR: 34.5%
• Equity multiple: 3.67×
• Total profit: $48,604
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$341
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $561

Break-even live

Break-even rent $713

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $597	-5% $579	+0% $561	+5% $542	+10% $524
Rent	-10% $448	-5% $504	+0% $561	+5% $617	+10% $673
Rate	-1.0pp $593	-0.5pp $577	base $561	+0.5pp $544	+1.0pp $527

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
694 Saxon Ave Spartanburg, SC	3.0	1.0	1014	$1,300	$1.28	21d	1	0.37mi
321 Southstar St Spartanburg, SC	2.0	1.0	895	$849	$0.95	21d	1	0.40mi
317 Southstar St Spartanburg, SC	2.0	1.0	895	$849	$0.95	21d	1	0.40mi
142 Harmony Dr Spartanburg, SC	4.0	2.0	1221	$1,595	$1.31	14d	1	0.45mi
275 Vanderbilt Spartanburg, SC	3.0	2.5	1300	$1,495	$1.15	14d	1	0.50mi
267 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,795	$1.38	21d	1	0.51mi
100 Vanderbilt Ln Spartanburg, SC	1.0–2.0	1.0–2.0	787	$1,195	$1.52	21d	1	0.52mi
235 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,844	$1.42	21d	1	0.55mi
458 Arch St Spartanburg, SC	4.0	1.5	1380	$1,325	$0.96	21d	1	0.57mi
32 Beverly Hills Spartanburg, SC	3.0	2.5	1368	$1,425	$1.04	14d	1	0.59mi
30 Beverly Hills Dr Spartanburg, SC	3.0	2.5	1368	$1,575	$1.15	21d	1	0.61mi
408 Abner Rd Spartanburg, SC	2.0–3.0	2.0	996	$1,515	$1.52	21d	6	0.83mi
488 Brawley St Unit B Spartanburg, SC	3.0	2.5	1200	$1,300	$1.08	14d	1	0.87mi
753A Leonard St Spartanburg, SC	2.0	1.0	1130	$1,185	$1.05	14d	1	0.91mi
500 Howard St Spartanburg, SC	1.0–3.0	1.0–2.0	999	$1,650	$1.65	14d	1	1.03mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	21d	1	1.11mi
131 College St Spartanburg, SC	2.0	1.0	700	$1,195	$1.71	21d	1	1.22mi
201 Powell Mill Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1426	$1,345	$0.94	14d	23	1.33mi
142 Magnolia St Unit 301 Spartanburg, SC	2.0	2.0	937	$1,850	$1.97	21d	1	1.42mi
1139 Ridgecrest Ave Spartanburg, SC	2.0	1.0	760	$750	$0.99	14d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $65,000 Active 3 DOM
2. 2026-06-17
   days on market $65,000 Active 2 DOM
3. 2026-06-15
   remarks 527-char remark
4. 2026-06-15
   listed $65,000 Active 1 DOM

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,347 · $196/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 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: $17,076
• − Mortgage interest: −$3,641
• − Property taxes: −$2,347
• − Insurance: −$325
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$1,891
• Taxable income: $6,140
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $5,254/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 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 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

• Census place: Spartanburg, SC
• 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

1 event — show timeline

• 2026-06-15 Listed $65,000 SPMLS

Property tax history

+2.8%/yr

Latest (2025): $2,347 · +0.6% YoY. Source: county tax records.