755 Kenmore Drive Dr · Whitney, SC 29303

$185,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 34 Days on market

Built 1972 0.36 ac lot Est $165k · 13% over

---

Why this score? — see what drove the F 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 +13.9/30.0
• DSCR +4.2/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET! Adorable 3 bedroom, 1.5 bath home located in desirable District 7! This charming property features a fenced back yard, new flooring throughout the entire home and fresh paint inside and out. New stove, dishwasher, water heater and new HVAC system installed. Start your mornings and unwind in the afternoons on the spacious deck, which overlooks a peaceful, picturesque creek in the backyard—perfect for relaxing or entertaining.

Key facts

• New stove
• Fenced back yard
• Fresh paint

Tags

• FENCED BACK YARD
• NEW FLOORING
• FRESH PAINT
• NEW STOVE
• NEW DISHWASHER
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Fenced yard; Creek on property; Sloped, steep slope lot; Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator; Free-standing range; Electric water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fan cooling; Electric cooling
• Interior features: Ceiling fans; Laminate countertops; Finished basement
• Laundry & utility: Washer hookup in kitchen; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $22 ($262/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 $147k (20.9% below list).
• Recommended offer: $147k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 F — 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); Mccracken Middle (math 41% / reading 49%, grade D, #48 of 229 statewide, top 22%, 926 students, 78% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 88% FRL vs 62% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $146,962 (20.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $164,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Hillwood Ave Ave	0.24mi	3/1.0	1,164 (+7%)	0mo	$147,500	$127	77
229 Grandview Dr	0.50mi	3/1.0	1,120 (+3%)	2mo	$169,900	$152	70
711 Springhill Ave	0.29mi	3/2.0	1,170 (+7%)	3mo	$204,900	$175	68
411 Rose St	0.43mi	2/2.0 (-1)	1,058 (-3%)	2mo	$159,900	$151	64
484 Barnwell Rd	0.57mi	3/1.5	1,161 (+6%)	1mo	$100,000	$86	60
821 Hillwood Ave	0.25mi	3/1.5	1,244 (+14%)	7mo	$120,000	$96	57
14 Damson St	0.67mi	2/1.0 (-1)	1,160 (+6%)	0mo	$165,000	$142	53
469 Barnwell Rd	0.65mi	2/1.0 (-1)	1,026 (-6%)	2mo	$165,000	$161	53
10 Beech St	0.59mi	3/1.5	1,176 (+8%)	9mo	$170,000	$145	50
198 Loblolly Dr	0.68mi	3/2.0	1,200 (+10%)	4mo	$225,000	$188	44
669 Old Whitney Rd	0.60mi	3/2.0	1,200 (+10%)	9mo	$212,500	$177	44
304 Spruce St	0.58mi	3/2.0	950 (-13%)	6mo	$108,000	$114	42

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-27,771
• Equity at exit: $27,718

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-18,387
• Equity at exit: $16,073

Cash invested: $52,052 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$975
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $22

Break-even live

Break-even rent $1,442

Max offer price $185,900

Occupancy floor 94%

Sensitivity live

Price	-10% $127	-5% $74	+0% $22	+5% $-31	+10% $-83
Rent	-10% $-94	-5% $-36	+0% $22	+5% $80	+10% $138
Rate	-1.0pp $115	-0.5pp $69	base $22	+0.5pp $-26	+1.0pp $-75

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	22d	1	0.44mi
731 Old Whitney Rd Spartanburg, SC	3.0	2.5	1450	$1,700	$1.17	14d	1	0.53mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,295	$1.52	22d	3	0.60mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	22d	1	0.73mi
1214 Spring St Spartanburg, SC	3.0	1.0	1362	$1,395	$1.02	14d	1	0.85mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	22d	32	0.88mi
225 Milliken St Spartanburg, SC	1.0–3.0	1.0–2.0	1020	$2,099	$2.06	14d	20	1.07mi
103 Drayton Crossing Dr Drayton, SC	1.0–2.0	1.0–2.0	1054	$1,728	$1.64	14d	21	1.13mi
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	14d	1	1.14mi
2063 Chesnee Hwy Spartanburg, SC	3.0	1.0	1022	$1,200	$1.17	22d	1	1.19mi
345 Bryant Rd Spartanburg, SC	1.0–3.0	1.0–1.5	787	$1,300	$1.65	14d	1	1.29mi
200 Heywood Ave Spartanburg, SC	1.0–2.0	1.0–2.0	829	$1,425	$1.72	14d	14	1.37mi

Listing history 17 events

1. 2026-06-18
   remarks 448-char remark
2. 2026-06-18
   status $185,900 Active 34 DOM
3. 2026-06-14
   statusdays on market $185,900 Pending 34 DOM
4. 2026-06-13
   days on market $185,900 Active 33 DOM
5. 2026-06-10
   days on market $185,900 Active 31 DOM
6. 2026-06-09
   days on market $185,900 Active 30 DOM
7. 2026-06-08
   days on market $185,900 Active 29 DOM
8. 2026-06-07
   days on market $185,900 Active 28 DOM
9. 2026-06-02
   days on market $185,900 Active 23 DOM
10. 2026-06-01
    days on market $185,900 Active 22 DOM
11. 2026-05-31
    days on market $185,900 Active 21 DOM
12. 2026-05-30
    days on market $185,900 Active 20 DOM
13. 2026-05-10
    listed $199,900 Active
14. 2023-07-20
    soldstatus $125,000
15. 2002-06-10
    soldstatus $47,400
16. 2002-06-01
    soldstatus $47,400
17. 2002-01-10
    listed $49,500

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,060 · $88/mo
• Expected delta: +$18/yr (+$2/mo · 1.7%)

ⓘ 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 6/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,635
• − Mortgage interest: −$10,413
• − Property taxes: −$1,042
• − Insurance: −$930
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$5,408
• Taxable loss: −$2,979
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $977/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

+303.8% since first listed

5 events — show timeline

• 2026-05-10 Listed $199,900 SPMLS
• 2023-07-20 Sold (Public Records) $125,000 Public Records
• 2002-06-10 Sold (MLS) $47,400 SPMLS
• 2002-06-01 Sold (Public Records) $47,400 Public Records
• 2002-01-10 Listed $49,500 SPMLS

Property tax history

+9.2%/yr

Latest (2025): $1,042 · +1.0% YoY. Source: county tax records.