451 Longview Dr · Whitney, SC 29303

$95,000

2 bd · 1.0 ba · 833 sqft · SingleFamily public records · 18 Days on market

Built 1940 10,454 sqft lot Est $159k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 451 Longview Dr. in Spartanburg. This newly updated home has 2 bedrooms and a spacious bathroom. This one level home is perfect for that first time home buyer or rental property. It is very close to Spartanburg Regional Hospital and business 85. It has new paint throughout and new appliances in the kitchen. Large laundry room and mud room just off the back door. Floors have been sanded and sealed and look brand new! The yard offers great opportunities to have some back yard bbq’s! Don’t wait to long to come and see this hidden gem, it won’t last long! Please call me for a private showing [phone]

Key facts

• 0.24 acre lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Lead based paint and residential property disclosure required
• HOA & community: No HOA fees or HOA fee includes: None; No community amenities

Exterior

• Parking: Unpaved driveway; Other/See remarks for garage/parking
• Utilities: Public water; Public sewer; Private garbage pickup
• Home design: Single-story home; Built around 1940; Crawl space foundation; Roof: Other (see remarks); Exterior finish: Other (see remarks)
• Construction: Approximate year built 1940; Crawl space foundation
• Exterior features: Front porch; Level lot; Lot dimensions approx. 94 x 95 x 102 x 104; Lot size: 1/2 acre or less

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Hardwood; Luxury vinyl tile/plank
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating; Central forced cooling; Electric water heater
• Interior features: Smoke detector; No fireplace
• Laundry & utility: Laundry on the 1st floor with walk-in space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 4.0% in Whitney — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: The Cleveland Academy of Leadership (math 28% / reading 22%, grade F, #447 of 597 statewide, top 76%, 463 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 38% district-wide (-12 pts) — the specific schools serving this property underperform the Spartanburg 07 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 11 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

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 3.7% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $159,103
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
667 Old Whitney Rd	0.44mi	2/2.0	868 (+4%)	10mo	$180,000	$207	60
255 Brenton Ave	0.29mi	2/1.0	733 (-12%)	9mo	$139,900	$191	59
494 Longview Dr	0.28mi	2/1.0	945 (+13%)	9mo	$120,000	$127	57
234 California Ave	0.24mi	2/1.0	950 (+14%)	12mo	$120,000	$126	55
115 Larch Cir	0.61mi	1/1.0 (-1)	946 (+14%)	14mo	$67,500	$71	32
394 Dakota St	0.66mi	3/2.0 (+1)	946 (+14%)	22mo	$198,500	$210	19

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.60×
• Total profit: $15,888
• Equity at exit: $14,165

10-year hold

• IRR: 24.0%
• Equity multiple: 3.13×
• Total profit: $56,618
• Equity at exit: $8,214

Cash invested: $26,600 (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 29303

• Home prices YoY: -14.1%
• Rents YoY: 3.7%
• Active inventory: 378
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$498
• Tax from tax record: −$16 /mo · $193/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $478

Break-even live

Break-even rent $701

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $531	-5% $504	+0% $478	+5% $342	+10% $309
Rent	-10% $374	-5% $426	+0% $478	+5% $529	+10% $581
Rate	-1.0pp $525	-0.5pp $502	base $478	+0.5pp $453	+1.0pp $428

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	22d	32	0.52mi
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$962	$1.16	22d	1	0.90mi
600 Magnolia St Unit G8 Spartanburg, SC	1.0	1.0	617	$1,250	$2.03	22d	1	0.99mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	22d	1	1.03mi
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	15d	1	1.16mi
131 College St Spartanburg, SC	2.0	1.0	700	$1,195	$1.71	22d	1	1.20mi
500 Howard St Spartanburg, SC	1.0–3.0	1.0–2.0	999	$1,292	$1.29	15d	1	1.28mi
201 N Liberty St Spartanburg, SC	3.0	1.0–2.0	1153	$1,982	$1.72	15d	32	1.37mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,148	$1.34	22d	3	1.38mi
327 College St Unit A Spartanburg, SC	1.0	1.0	930	$950	$1.02	22d	1	1.46mi
225 Milliken St Spartanburg, SC	1.0–3.0	1.0–2.0	1020	$1,729	$1.70	15d	20	1.49mi

Listing history 13 events

1. 2026-06-21
   pricedays on market $95,000 Active 18 DOM
2. 2026-06-18
   days on market $99,500 Active 15 DOM
3. 2026-06-17
   days on market $99,500 Active 14 DOM
4. 2026-06-16
   days on market $99,500 Active 13 DOM
5. 2026-06-15
   days on market $99,500 Active 12 DOM
6. 2026-06-14
   days on market $99,500 Active 10 DOM
7. 2026-06-13
   days on market $99,500 Active 9 DOM
8. 2026-06-10
   days on market $99,500 Active 7 DOM
9. 2026-06-09
   days on market $99,500 Active 6 DOM
10. 2026-06-09
    price $99,500 Active 5 DOM
11. 2026-06-08
    days on market $105,000 Active 5 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $105,000 Active 4 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: $193 · $16/mo
• Projected year-2 tax: $542 · $45/mo
• Expected delta: +$348/yr (+$29/mo · 180.4%)

ⓘ 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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,667
• − Mortgage interest: −$5,321
• − Property taxes: −$193
• − Insurance: −$475
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,764
• Taxable income: $4,407
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,673/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 — Whitney

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Whitney, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 28,381
• Household income: $48,295
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1218.0

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 42% Black 36% Hispanic / Latino 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Subsaharan African 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 2% 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: ▼ -45.19%
• Current HPI: 274.443
• Rent YoY: ▲ 3.69%
• 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

+32.1% since first listed

9 events — show timeline

• 2026-06-03 Listed $105,000 Greater Greenville MLS
• 2021-02-24 Sold (Public Records) $95,000 Public Records
• 2021-02-23 Sold (MLS) $95,000 SPMLS
• 2021-01-19 Contingent — SPMLS
• 2021-01-13 Price Changed $104,900 SPMLS
• 2020-12-30 Price Changed $109,900 SPMLS
• 2020-12-19 Price Changed $114,900 SPMLS
• 2020-12-10 Listed $119,000 SPMLS
• 2016-08-19 Sold (Public Records) $79,500 Public Records

Property tax history

-15.9%/yr

Latest (2025): $193 · +5.5% YoY. Source: county tax records.