213 Law St · Woodruff, SC 29388

$173,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 111 Days on market

Built 1939 0.51 ac lot Est $259k · 33% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

Key facts

• Covered front porch
• Granite countertops
• Generous lot size

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• GENEROUS LOT SIZE
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Gravel driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story home; Residential property (disclosures required)
• Construction: Hardboard siding exterior; Architectural roof; Crawl space foundation; Approximate age: 50+ years; Lead-based paint disclosure required
• Exterior features: Front porch; Level lot with some trees

Interior

• Kitchen: Kitchen approx. 15 x 10; Dishwasher; Electric freestanding range; Refrigerator
• Bedrooms: Primary bedroom on the main level; Main-level bedrooms: 4 total; Primary bedroom approx. 10 x 12; Second bedroom approx. 10 x 11; Third bedroom approx. 10 x 11; Fourth bedroom approx. 13 x 8
• Flooring: Luxury vinyl tile/plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans; Smooth ceilings; Granite countertops; Smoke detector
• Laundry & utility: Washer; Dryer; Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $157k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Primary (780 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• It's been on market 111 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $157,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. 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: 1.01% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $259,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Vickery Rd	0.59mi	3/2.0	1,683 (+5%)	0mo	$202,000	$120	60
462 Harben Dr	0.69mi	3/2.0	1,542 (-4%)	4mo	$249,900	$162	54
479 Harben Dr	0.73mi	3/2.0	1,542 (-4%)	3mo	$245,000	$159	53
713 Cross Anchor Rd	0.68mi	4/2.0 (+1)	1,624 (+2%)	4mo	$245,000	$151	53
435 Harben Dr	0.65mi	3/2.0	1,648 (+3%)	11mo	$280,900	$170	52
632 Orsman Trl	0.71mi	3/2.0	1,648 (+3%)	8mo	$250,000	$152	51
483 Harben Dr	0.74mi	3/2.0	1,648 (+3%)	7mo	$278,900	$169	51
475 Harben Dr	0.72mi	3/2.0	1,648 (+3%)	9mo	$274,900	$167	50
470 Harben Dr	0.71mi	3/2.0	1,648 (+3%)	10mo	$284,900	$173	50
606 W Georgia St	0.70mi	3/2.0	1,718 (+7%)	2mo	$284,900	$166	49
861 Pinecrest St	0.56mi	3/1.5	1,416 (-12%)	4mo	$209,000	$148	49
351 Sharpe St	0.55mi	3/2.0	1,428 (-11%)	9mo	$220,000	$154	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-11,371
• Equity at exit: $25,795

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,505
• Equity at exit: $14,958

Cash invested: $48,440 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$907
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $262

Break-even live

Break-even rent $1,423

Max offer price $173,000

Occupancy floor 80%

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Cannon St Woodruff, SC	3.0	2.5	1333	$1,845	$1.38	3d	1	0.13mi
476 Sharpe St Woodruff, SC	3.0	2.0	1152	$1,295	$1.12	23d	1	0.49mi
818 Purcell Dr Woodruff, SC	4.0	2.5	2100	$1,800	$0.86	19d	1	0.58mi
886 Purcell Dr Woodruff, SC	4.0	2.5	1600	$1,749	$1.09	2d	1	0.61mi
605 Round St Woodruff, SC	2.0	1.0	1073	$1,395	$1.30	23d	1	0.96mi

Listing history 32 events

1. 2026-06-18
   days on market $173,000 Active 111 DOM
2. 2026-06-17
   days on market $173,000 Active 110 DOM
3. 2026-06-16
   days on market $173,000 Active 109 DOM
4. 2026-06-15
   days on market $173,000 Active 108 DOM
5. 2026-06-13
   days on market $173,000 Active 106 DOM
6. 2026-06-13
   days on market $173,000 Active 105 DOM
7. 2026-06-10
   days on market $173,000 Active 103 DOM
8. 2026-06-09
   days on market $173,000 Active 102 DOM
9. 2026-06-08
   days on market $173,000 Active 101 DOM
10. 2026-06-07
    days on market $173,000 Active 100 DOM
11. 2026-06-03
    days on market $173,000 Active 96 DOM
12. 2026-06-03
    days on market $173,000 Active 95 DOM
13. 2026-06-01
    days on market $173,000 Active 94 DOM
14. 2026-05-31
    days on market $173,000 Active 93 DOM
15. 2026-05-22
    price $173,000
16. 2026-05-16
    price $176,000
17. 2026-05-07
    price $179,000
18. 2026-02-27
    listed $184,900 Active
19. 2023-12-28
    soldstatus $167,880
20. 2023-12-06
    listed Contingency Contract 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

21. 2023-12-01
    soldstatus $167,880 Sold 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

22. 2023-11-22
    soldstatus $167,880 Sold 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

23. 2023-11-14
    historical Contingency Contract 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

24. 2023-11-14
    status Active 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

25. 2023-11-08
    historical 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

26. 2023-11-07
    status Active 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

27. 2023-10-30
    historical 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

28. 2023-10-21
    price $160,000 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

29. 2023-10-13
    listed $175,000 Active 618-char remark

    Show marketing remark (618 chars)

    Adorable Bungalow in Budding Woodruff, SC! Welcome to this charming 3BR/1BA home, ideally positioned on a generous .51 acre lot, just moments from dynamic downtown Woodruff and Woodruff High School. The compact yet functional kitchen delights with granite countertops and stainless steel appliances, while luxury vinyl flooring flows seamlessly throughout, offering easy maintenance and a contemporary feel. An absolute gem for first-time homebuyers, this bungalow offers a perfect blend of comfort, convenience, and potential in an up-and-coming locale. Dive into homeownership with this darling Woodruff opportunity!

30. 2022-09-12
    soldstatus $44,000 Sold CO-OP Member 114-char remark

    Show marketing remark (114 chars)

    Investor opportunity. Wood floors inside. Level lot with some trees. Within walking distance to downtown Woodruff.

31. 2022-07-08
    status Pending 114-char remark

    Show marketing remark (114 chars)

    Investor opportunity. Wood floors inside. Level lot with some trees. Within walking distance to downtown Woodruff.

32. 2022-07-01
    listed $59,900 Active 114-char remark

    Show marketing remark (114 chars)

    Investor opportunity. Wood floors inside. Level lot with some trees. Within walking distance to downtown Woodruff.

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,049
• − Mortgage interest: −$9,691
• − Property taxes: −$1,735
• − Insurance: −$865
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,033
• Taxable income: $358
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $3,057/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 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

Livability — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodruff, SC
• County: Spartanburg County · 258,607 people
• City population: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 303.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

+188.8% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $173,000 Greater Greenville MLS
• 2026-05-16 Price Changed $176,000 Greater Greenville MLS
• 2026-05-07 Price Changed $179,000 Greater Greenville MLS
• 2026-02-27 Listed $184,900 Greater Greenville MLS
• 2023-12-28 Sold (Public Records) $167,880 Public Records
• 2023-12-06 Listed — Greater Greenville MLS
• 2023-12-01 Sold (MLS) $167,880 Greater Greenville MLS
• 2023-11-22 Sold (MLS) $167,880 Greater Greenville MLS
• 2023-11-14 Contingent — Greater Greenville MLS
• 2023-11-14 Relisted — Greater Greenville MLS
• 2023-11-08 Listing Removed — Greater Greenville MLS
• 2023-11-07 Relisted — Greater Greenville MLS
• 2023-10-30 Listing Removed — Greater Greenville MLS
• 2023-10-21 Price Changed $160,000 Greater Greenville MLS
• 2023-10-13 Listed $175,000 Greater Greenville MLS
• 2022-09-12 Sold (MLS) $44,000 SPMLS
• 2022-07-08 Pending — SPMLS
• 2022-07-01 Listed $59,900 SPMLS

Property tax history

+9.8%/yr

Latest (2025): $1,735 · +0.6% YoY. Source: county tax records.