299 Rexford Dr · Reidville, SC 29369

$199,900

2 bd · 2.0 ba · 1,180 sqft · SingleFamily public records · 42 Days on market

Built 2009 3,484 sqft lot Est $248k · 19% under $41/mo HOA · 3% of rent

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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 +15.0/15.0
• Cash flow +12.5/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Step inside 299 Rexford Drive to discover beautiful new flooring upstairs and fresh paint — this home has been thoughtfully updated and is ready for its new owners! As you enter, you'll love the open-concept layout that instantly feels inviting. The main level features a bright living room with a cozy fireplace, a charming kitchen with plenty of cabinet space, and a convenient half bath for guests. Upstairs, you'll find two spacious bedrooms, each with its own private bathroom. The laundry area is also located upstairs — right where you need it most. As an end unit, this home offers extra privacy and natural light. The backyard features a lovely patio, perfect for relaxing evenings or weekend gatherings. All that’s missing is YOU! Schedule your showing today and make 299 Rexford Drive your new home.

Key facts

• $41 HOA
• Listed 42 days

Property features AI

Finance

• HOA & community: Homeowners association present; HOA takes care of lawn maintenance and street lights; Some sidewalks in the community

Exterior

• Parking: Paved concrete driveway; No garage
• Utilities: Public water; Public sewer; Private garbage pickup; Gas water heater; Electric power (implied by electric oven and appliances)
• Home design: Two-story residential home; Built approximately 11-20 years ago; Storage includes attic and out building; Crawl space/slab foundation; Architectural roof
• Construction: Partial brick veneer and vinyl siding; Architectural shingle roof; Crawl space/slab foundation; Estimated age 11–20 years
• Exterior features: Patio; Thermal windows; Partial brick veneer and vinyl siding exterior; Corner lot with some trees; Approximately 1/2 acre or less; Lot dimensions approx. 19 x 42 x 91 x 32 x 121

Interior

• Kitchen: Cooktop (smooth); Electric oven; Dishwasher; Microwave; Refrigerator; Disposal
• Bedrooms: Primary bedroom with full bath, tub/shower, and walk-in closet; Primary bedroom approx. 14 x 12; Second bedroom approx. 14 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central forced cooling; Gas water heater
• Interior features: Attic stairs (disappearing); Cable available; 9+ foot ceilings; Ceiling fans; Smoke detector; Laminate countertops; One fireplace with gas logs
• Laundry & utility: Closet-style laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-30 ($-365/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.2% below list).
• Recommended offer: $153k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Reidville — 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 80/100 on livability (#12 in SC, #1,810 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: River Ridge Elementary (math 53% / reading 48%, grade D+, #160 of 597 statewide, top 27%, 778 students, 64% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 355 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $153,481 (23.2% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.77% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $247,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Amelia Springs Ln	0.44mi	2/2.0	1,248 (+6%)	14mo	$262,500	$210	58
535 Highway 417	0.31mi	1/1.0 (-1)	1,061 (-10%)	7mo	$133,000	$125	54

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-36,298
• Equity at exit: $29,806

10-year hold

• IRR: -13.6%
• Equity multiple: 0.25×
• Total profit: $-41,983
• Equity at exit: $17,284

Cash invested: $55,972 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 355
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$83
• HOA: −$41
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-30

Break-even live

Break-even rent $1,573

Max offer price $194,528

Occupancy floor 97%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Rexford Dr Moore, SC	3.0	2.5	1300	$1,395	$1.07	20d	1	0.11mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 42 DOM
2. 2026-06-17
   days on market $199,900 Active 41 DOM
3. 2026-06-16
   days on market $199,900 Active 40 DOM
4. 2026-06-15
   price $199,900 Active 39 DOM
5. 2026-06-15
   days on market $205,000 Active 39 DOM
6. 2026-06-14
   days on market $205,000 Active 37 DOM
7. 2026-06-13
   days on market $205,000 Active 36 DOM
8. 2026-06-10
   days on market $205,000 Active 34 DOM
9. 2026-06-09
   days on market $205,000 Active 33 DOM
10. 2026-06-08
    days on market $205,000 Active 32 DOM
11. 2026-06-07
    days on market $205,000 Active 31 DOM
12. 2026-06-02
    days on market $205,000 Active 26 DOM
13. 2026-06-01
    days on market $205,000 Active 25 DOM
14. 2026-05-31
    days on market $205,000 Active 24 DOM
15. 2026-05-30
    days on market $205,000 Active 23 DOM
16. 2026-05-07
    listed $209,000 Active

    Show marketing remark (842 chars)

    Welcome Home! Step inside 299 Rexford Drive to discover beautiful new flooring upstairs and fresh paint — this home has been thoughtfully updated and is ready for its new owners! As you enter, you'll love the open-concept layout that instantly feels inviting. The main level features a bright living room with a cozy fireplace, a charming kitchen with plenty of cabinet space, and a convenient half bath for guests. Upstairs, you'll find two spacious bedrooms, each with its own private bathroom. The laundry area is also located upstairs — right where you need it most. As an end unit, this home offers extra privacy and natural light. The backyard features a lovely patio, perfect for relaxing evenings or weekend gatherings. All that’s missing is YOU! Schedule your showing today and make 299 Rexford Drive your new home.

17. 2026-05-07
    listed $209,000 Active 842-char remark

    Show marketing remark (842 chars)

    Welcome Home! Step inside 299 Rexford Drive to discover beautiful new flooring upstairs and fresh paint — this home has been thoughtfully updated and is ready for its new owners! As you enter, you'll love the open-concept layout that instantly feels inviting. The main level features a bright living room with a cozy fireplace, a charming kitchen with plenty of cabinet space, and a convenient half bath for guests. Upstairs, you'll find two spacious bedrooms, each with its own private bathroom. The laundry area is also located upstairs — right where you need it most. As an end unit, this home offers extra privacy and natural light. The backyard features a lovely patio, perfect for relaxing evenings or weekend gatherings. All that’s missing is YOU! Schedule your showing today and make 299 Rexford Drive your new home.

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$296/yr (+$25/mo · 35.0%)

ⓘ 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 4/10 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,418
• − Mortgage interest: −$11,198
• − Property taxes: −$844
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − HOA: −$492
• − Depreciation: −$5,815
• Taxable loss: −$3,877
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $566/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 — Reidville

• Score: 80/100
• State rank: #12
• US rank: #1810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 129
• Metro: Spartanburg, SC
• Population (ZIP): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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 (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $209,000 SPMLS
• 2026-05-07 Listed $209,000 Greater Greenville MLS

Property tax history

+3.8%/yr

Latest (2025): $844 · +1.2% YoY. Source: county tax records.