43 Totteridge Dr · Startex, SC 29385-9649

$120,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 91 Days on market

Built 1970 10,454 sqft lot ↓ 8% since listing

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

PRICE IMPROVEMENT!!! Located at 43 Totteridge Dr. in Wellford, this property presents a unique opportunity for investors, flippers, or buyers looking for a value-add project. Situated on a spacious lot in a quiet, rural setting, this property features a 2-bedroom, 1-bathroom single wide mobile home on a full brick foundation and is currently tenant-occupied with a 2-year lease in place through 2028, offering immediate rental income potential. This mobile home and lease agreement will convey with the purchase of the property. The existing lease will need to be honored by the buyer. New major systems including HVAC, plumbing, and new flooring. Due to the age of the home, it will most likely

Key facts

• Tenant occupied
• Spacious lot
• No known hoa

Tags

• SPACIOUS LOT
• FULL BRICK FOUNDATION
• TENANT OCCUPIED
• IMMEDIATE RENTAL INCOME
• NO KNOWN HOA
• PLENTY OF OUTDOOR SPACE

Property features AI

Finance

• Other: Lead based paint and residential property disclosures required; Private garbage pickup
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking with gravel surface
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story residence; Built around 1970; Outbuilding for storage; Crawl space foundation
• Construction: Aluminum siding exterior; Composition shingle and metal roof
• Exterior features: Front porch; Vinyl/aluminum trim; Fenced yard; Level lot with some trees; Cul-de-sac lot

Interior

• Kitchen: 12 x 10 kitchen; Dishwasher; Refrigerator; Electric cooktop; Electric range
• Bedrooms: Primary bedroom on main level (10 x 12); Second bedroom (8 x 10); Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Oil baseboard heating; Central forced air cooling (electric); Electric water heater
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Smoke detector; Laminate countertops; Workshop and other finished specialty room
• Laundry & utility: First-floor laundry with washer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $131 ($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 $107k (11.0% below list).
• Recommended offer: $107k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#243 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $106,808 (11.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 9.4

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: 11.8%
• Equity multiple: 1.68×
• Total profit: $22,758
• Equity at exit: $53,957

10-year hold

• IRR: 13.9%
• Equity multiple: 3.06×
• Total profit: $69,245
• Equity at exit: $83,154

Cash invested: $33,600 (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 29385-9649

• Active inventory: 1
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $131

Break-even live

Break-even rent $902

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 91 DOM
2. 2026-06-17
   days on market $120,000 Active 90 DOM
3. 2026-06-16
   days on market $120,000 Active 89 DOM
4. 2026-06-15
   days on market $120,000 Active 88 DOM
5. 2026-06-14
   days on market $120,000 Active 86 DOM
6. 2026-06-13
   days on market $120,000 Active 85 DOM
7. 2026-06-10
   days on market $120,000 Active 83 DOM
8. 2026-06-09
   days on market $120,000 Active 82 DOM
9. 2026-06-08
   days on market $120,000 Active 81 DOM
10. 2026-06-07
    days on market $120,000 Active 80 DOM
11. 2026-06-02
    days on market $120,000 Active 75 DOM
12. 2026-06-01
    days on market $120,000 Active 74 DOM
13. 2026-05-31
    days on market $120,000 Active 73 DOM
14. 2026-05-30
    days on market $120,000 Active 72 DOM
15. 2026-04-18
    price $120,000
16. 2026-03-19
    listed $130,000 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: $399 · $33/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$285/yr (+$24/mo · 71.4%)

ⓘ 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 2/10 Low
• 🌡 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: $12,817
• − Mortgage interest: −$6,722
• − Property taxes: −$399
• − Insurance: −$600
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$3,491
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,682/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 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Startex

• Score: 59/100
• State rank: #243
• US rank: #20032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.7% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $120,000 Greater Greenville MLS
• 2026-03-19 Listed $130,000 Greater Greenville MLS

Property tax history

+27.5%/yr

Latest (2025): $399 · +439.4% YoY. Source: county tax records.