3004 Kelsey Creek Rd · Camp Croft, SC 29302-4613

$167,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 5 Days on market

Built 1959 0.74 ac lot Est $192k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.4/15.0
• Cash flow +8.1/30.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home with a beautiful metal roof and carport on a spacious . 73-acre lot in Spartanburg — and confirmed out of the flood zone! Step inside from the covered front porch and you're welcomed by a bright living room with a formal dining room just to the right. The kitchen flows directly off the dining room and features an eat-in breakfast area, ample cabinet and counter space, smooth cooktop, microwave, and dishwasher. The breakfast area offers convenient access to the carport and leads to a large laundry room at the rear of the home. Down the hall, you'll find all three bedrooms and one full bathroom. The current owner has put serious money into protecting this home from the ground up, over $16,000 in professional crawl space encapsulation and a commercial-grade dehumidifier, plus a new front door, new water heater, fully replaced tub, and fresh interior paint throughout. All the big-ticket items are done. Whether you're a first-time buyer or an investor, this one is move-in ready. Schedule your showing today!

Key facts

• Covered front porch
• Metal roof
• Formal dining room

Tags

• METAL ROOF
• CARPORT
• SPACIOUS LOT
• COVERED FRONT PORCH
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (33.1% below list).
• Recommended offer: $112k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• 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 $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,778 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $192,376
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3004 Kelsey Creek Rd	0.00mi	3/1.0	1,265 (+14%)	1mo	$172,000	$136	76
140 Landis St	0.44mi	3/1.5	1,103 (-1%)	10mo	$161,000	$146	68
130 Landis St	0.45mi	3/1.5	1,064 (-4%)	7mo	$125,000	$117	64
273 Cedar Springs Rd	0.64mi	3/1.5	1,119 (+1%)	7mo	$195,000	$174	61
137 Keltner Cir	0.60mi	3/2.0	1,053 (-5%)	1mo	$205,000	$195	58
101 Keltner Cir Cir	0.54mi	3/2.0	1,188 (+7%)	8mo	$205,000	$173	53
2705 Cedar Springs Dr	0.32mi	3/1.5	1,205 (+8%)	21mo	$195,000	$162	52
118 Continental Dr	0.56mi	3/2.0	1,100 (-1%)	22mo	$195,000	$177	50
535 Olivia Springs Dr	0.73mi	2/2.0 (-1)	1,194 (+7%)	13mo	$233,000	$195	34

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: 2.0%
• Equity multiple: 1.11×
• Total profit: $5,323
• Equity at exit: $75,090

10-year hold

• IRR: 5.6%
• Equity multiple: 1.85×
• Total profit: $39,690
• Equity at exit: $115,723

Cash invested: $46,760 (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 29302-4613

• Active inventory: 1
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-232

Break-even live

Break-even rent $1,412

Max offer price $125,985

Occupancy floor —

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-01
   status Pending

   Show marketing remark (1056 chars)

   Charming 3-bedroom, 1-bath home with a beautiful metal roof and carport on a spacious . 73-acre lot in Spartanburg — and confirmed out of the flood zone! Step inside from the covered front porch and you're welcomed by a bright living room with a formal dining room just to the right. The kitchen flows directly off the dining room and features an eat-in breakfast area, ample cabinet and counter space, smooth cooktop, microwave, and dishwasher. The breakfast area offers convenient access to the carport and leads to a large laundry room at the rear of the home. Down the hall, you'll find all three bedrooms and one full bathroom. The current owner has put serious money into protecting this home from the ground up, over $16,000 in professional crawl space encapsulation and a commercial-grade dehumidifier, plus a new front door, new water heater, fully replaced tub, and fresh interior paint throughout. All the big-ticket items are done. Whether you're a first-time buyer or an investor, this one is move-in ready. Schedule your showing today!

2. 2026-04-01
   status Pending 1056-char remark

   Show marketing remark (1056 chars)

   Charming 3-bedroom, 1-bath home with a beautiful metal roof and carport on a spacious . 73-acre lot in Spartanburg — and confirmed out of the flood zone! Step inside from the covered front porch and you're welcomed by a bright living room with a formal dining room just to the right. The kitchen flows directly off the dining room and features an eat-in breakfast area, ample cabinet and counter space, smooth cooktop, microwave, and dishwasher. The breakfast area offers convenient access to the carport and leads to a large laundry room at the rear of the home. Down the hall, you'll find all three bedrooms and one full bathroom. The current owner has put serious money into protecting this home from the ground up, over $16,000 in professional crawl space encapsulation and a commercial-grade dehumidifier, plus a new front door, new water heater, fully replaced tub, and fresh interior paint throughout. All the big-ticket items are done. Whether you're a first-time buyer or an investor, this one is move-in ready. Schedule your showing today!

3. 2026-03-25
   listed $167,000 Active

   Show marketing remark (1056 chars)

   Charming 3-bedroom, 1-bath home with a beautiful metal roof and carport on a spacious . 73-acre lot in Spartanburg — and confirmed out of the flood zone! Step inside from the covered front porch and you're welcomed by a bright living room with a formal dining room just to the right. The kitchen flows directly off the dining room and features an eat-in breakfast area, ample cabinet and counter space, smooth cooktop, microwave, and dishwasher. The breakfast area offers convenient access to the carport and leads to a large laundry room at the rear of the home. Down the hall, you'll find all three bedrooms and one full bathroom. The current owner has put serious money into protecting this home from the ground up, over $16,000 in professional crawl space encapsulation and a commercial-grade dehumidifier, plus a new front door, new water heater, fully replaced tub, and fresh interior paint throughout. All the big-ticket items are done. Whether you're a first-time buyer or an investor, this one is move-in ready. Schedule your showing today!

4. 2026-03-25
   listed $167,000 Active 1056-char remark

   Show marketing remark (1056 chars)

   Charming 3-bedroom, 1-bath home with a beautiful metal roof and carport on a spacious . 73-acre lot in Spartanburg — and confirmed out of the flood zone! Step inside from the covered front porch and you're welcomed by a bright living room with a formal dining room just to the right. The kitchen flows directly off the dining room and features an eat-in breakfast area, ample cabinet and counter space, smooth cooktop, microwave, and dishwasher. The breakfast area offers convenient access to the carport and leads to a large laundry room at the rear of the home. Down the hall, you'll find all three bedrooms and one full bathroom. The current owner has put serious money into protecting this home from the ground up, over $16,000 in professional crawl space encapsulation and a commercial-grade dehumidifier, plus a new front door, new water heater, fully replaced tub, and fresh interior paint throughout. All the big-ticket items are done. Whether you're a first-time buyer or an investor, this one is move-in ready. Schedule your showing today!

5. 2023-02-10
   soldstatus $140,000 Sold In-House 632-char remark

   Show marketing remark (632 chars)

   Charming 3 bedroom/1 bathroom home with a beautiful metal roof and carport, conveniently located in Spartanburg. Just inside the front door from the front porch, homeowners are welcomed by the living room, and the formal dining room on the right. Connected to the dining room, the kitchen is found with an eat-in breakfast area, ample cabinet and counter space, a smooth cooktop, microwave and a dishwasher. The breakfast area provides access to the carport as well as the large laundry room in the rear of the home. Down the hall there are three bedrooms and one full bathroom. Make this home your own and schedule a showing today!

6. 2023-02-10
   soldstatus $140,000

   Show marketing remark (632 chars)

   Charming 3 bedroom/1 bathroom home with a beautiful metal roof and carport, conveniently located in Spartanburg. Just inside the front door from the front porch, homeowners are welcomed by the living room, and the formal dining room on the right. Connected to the dining room, the kitchen is found with an eat-in breakfast area, ample cabinet and counter space, a smooth cooktop, microwave and a dishwasher. The breakfast area provides access to the carport as well as the large laundry room in the rear of the home. Down the hall there are three bedrooms and one full bathroom. Make this home your own and schedule a showing today!

7. 2023-01-06
   status Pending 632-char remark

   Show marketing remark (632 chars)

   Charming 3 bedroom/1 bathroom home with a beautiful metal roof and carport, conveniently located in Spartanburg. Just inside the front door from the front porch, homeowners are welcomed by the living room, and the formal dining room on the right. Connected to the dining room, the kitchen is found with an eat-in breakfast area, ample cabinet and counter space, a smooth cooktop, microwave and a dishwasher. The breakfast area provides access to the carport as well as the large laundry room in the rear of the home. Down the hall there are three bedrooms and one full bathroom. Make this home your own and schedule a showing today!

8. 2023-01-03
   listed $134,900 Active 632-char remark

   Show marketing remark (632 chars)

   Charming 3 bedroom/1 bathroom home with a beautiful metal roof and carport, conveniently located in Spartanburg. Just inside the front door from the front porch, homeowners are welcomed by the living room, and the formal dining room on the right. Connected to the dining room, the kitchen is found with an eat-in breakfast area, ample cabinet and counter space, a smooth cooktop, microwave and a dishwasher. The breakfast area provides access to the carport as well as the large laundry room in the rear of the home. Down the hall there are three bedrooms and one full bathroom. Make this home your own and schedule a showing today!

9. 2022-12-20
   soldstatus $86,000
10. 2014-11-14
    soldstatus $49,900
11. 2014-11-13
    soldstatus $49,900
12. 2014-07-08
    listed $49,900
13. 2004-03-01
    soldstatus $77,350
14. 2004-02-25
    soldstatus $77,350
15. 2003-12-01
    listed $74,900
16. 1998-10-01
    soldstatus $60,000

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,241 · $103/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,413
• − Mortgage interest: −$9,355
• − Property taxes: −$1,241
• − Insurance: −$1,632
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$4,858
• Taxable loss: −$5,819
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-1,390/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 — Camp Croft

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

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

+178.3% since first listed

16 events — show timeline

• 2026-04-01 Pending — Greater Greenville MLS
• 2026-04-01 Pending — SPMLS
• 2026-03-25 Listed $167,000 SPMLS
• 2026-03-25 Listed $167,000 Greater Greenville MLS
• 2023-02-10 Sold (Public Records) $140,000 Public Records
• 2023-02-10 Sold (MLS) $140,000 SPMLS
• 2023-01-06 Pending — SPMLS
• 2023-01-03 Listed $134,900 SPMLS
• 2022-12-20 Sold (Public Records) $86,000 Public Records
• 2014-11-14 Sold (Public Records) $49,900 Public Records
• 2014-11-13 Sold (MLS) $49,900 SPMLS
• 2014-07-08 Listed $49,900 SPMLS
• 2004-03-01 Sold (Public Records) $77,350 Public Records
• 2004-02-25 Sold (MLS) $77,350 SPMLS
• 2003-12-01 Listed $74,900 SPMLS
• 1998-10-01 Sold (Public Records) $60,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,241 · +1.0% YoY. Source: county tax records.