318 Garner Rd · Whitney, SC 29303

$89,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 15 Days on market

Built 1994 Good condition 7,405 sqft 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
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated & Move-In Ready! Welcome to 318 Garner Road in Spartanburg! This beautifully updated 3-bedroom, 2-bath mobile home offers approximately 1,000 square feet of comfortable living space and is being sold with the lot. Recent improvements include a brand-new kitchen with new appliances, updated flooring throughout, and newer decks, making this home truly move-in ready. Five minutes from downtown Spartanburg and the hospital! Step inside to discover a bright, open-concept living area that flows seamlessly into the spacious kitchen, featuring modern white cabinetry, ample counter space, and a functional layout perfect for everyday living. The split-bedroom floor plan provides priv

Key facts

• Ample counter space
• New kitchen
• Newer decks

Tags

• NEW KITCHEN
• UPDATED FLOORING
• NEWER DECKS
• OPEN-CONCEPT LIVING AREA
• MODERN WHITE CABINETRY
• AMPLE COUNTER SPACE

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public utilities (standard municipal services)
• Home design: Manufactured (modular) home; One-story
• Construction: Approximately 1,100 above-grade finished area
• Exterior features: Paved parking

Interior

• Kitchen: Electric oven
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central electric air conditioning
• Interior features: Electric oven; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.9% 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: Drayton Mills Elementary (math 20% / reading 22%, grade F, #488 of 597 statewide, top 82%, 751 students, 100% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 93% FRL vs 62% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.64% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.81%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.69% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.83×
• Total profit: $20,752
• Equity at exit: $13,270

10-year hold

• IRR: 28.9%
• Equity multiple: 3.66×
• Total profit: $66,351
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $536

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 58%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$1,150	$1.38	21d	1	0.34mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	21d	32	0.35mi
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	13d	1	0.73mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,295	$1.52	21d	3	0.84mi
225 Milliken St Spartanburg, SC	1.0–3.0	1.0–2.0	1020	$2,099	$2.06	13d	20	0.94mi
103 Drayton Crossing Dr Drayton, SC	1.0–2.0	1.0–2.0	1054	$1,728	$1.64	13d	21	1.13mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	21d	1	1.15mi
200 Heywood Ave Spartanburg, SC	1.0–2.0	1.0–2.0	829	$1,425	$1.72	13d	14	1.18mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	21d	1	1.25mi
201 N Liberty St Spartanburg, SC	3.0	1.0–2.0	1153	$2,330	$2.02	13d	32	1.26mi
152 Avant St Unit A Spartanburg, SC	2.0	1.0	850	$1,250	$1.47	13d	1	1.30mi
131 College St Spartanburg, SC	2.0	1.0	700	$1,195	$1.71	21d	1	1.30mi
135 Oakwood Ave Spartanburg, SC	1.0–2.0	1.0–1.5	850	$995	$1.17	21d	2	1.32mi
500 Howard St Spartanburg, SC	1.0–3.0	1.0–2.0	999	$1,650	$1.65	13d	1	1.44mi
1000 E Main St Spartanburg, SC	2.0	1.5	938	$950	$1.01	13d	2	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $89,000 Active 15 DOM
2. 2026-06-17
   days on market $89,000 Active 14 DOM
3. 2026-06-16
   days on market $89,000 Active 13 DOM
4. 2026-06-15
   days on market $89,000 Active 12 DOM
5. 2026-06-14
   days on market $89,000 Active 10 DOM
6. 2026-06-13
   days on market $89,000 Active 9 DOM
7. 2026-06-10
   days on market $89,000 Active 7 DOM
8. 2026-06-09
   days on market $89,000 Active 6 DOM
9. 2026-06-08
   days on market $89,000 Active 5 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $89,000 Active 4 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,483
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$2,589
• Taxable income: $5,332
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $5,152/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated 3-bedroom, 2-bath mobile home is move-in ready with modern updates and a good condition score. It offers a bright, open-concept living area and is located in a convenient location.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value.
• Both Add a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value. ↑
• Both Add a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-03 Listed $89,000 SPMLS