415 Victory Ln · Reidville, SC 29369

$289,777

4 bd · 2.5 ba · 1,988 sqft · SingleFamily public records · 87 Days on market

Built 2016 9,583 sqft lot Est $284k · at est. $38/mo HOA · 2% of rent ↓ 50% since listing

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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 +9.8/30.0
• ARV discount +6.6/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located between Spartanburg and Greenville, this Craftsman-style home features 4 bedrooms and 2.5 bathrooms in a well-established neighborhood. The oversized primary bedroom offers ample space for a sitting area, creating a comfortable private retreat. The eat in kitchen is perfect for casual meals and everyday living, while the formal dining area provides the ideal setting for entertaining guests and hosting special occasions. Outside, the fenced backyard provides added privacy and a great space for relaxing or entertaining. Do not miss your opportunity to see this wonderful home. Schedule your showing today. This home qualifies for 100% Financing!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Has homeowners association; HOA covers common area insurance and pool; Community includes common areas and a pool

Exterior

• Parking: Attached garage with door opener; Garage fits 2 cars; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Two-story residential home; Built in 2016; Storage in garage; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Thermal windows; Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: Primary suite with double sink and full bath (primary on 2nd level); Bedroom 2: 14 x 13; Bedroom 3: 14 x 10; Bedroom 4: 11 x 11; Primary bedroom approx. 17 x 19
• Flooring: Carpet; Laminate flooring; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: 9-foot+ ceilings; Ceiling fans; Gas log fireplace
• Laundry & utility: Laundry room on 2nd floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (30.3% below list).
• Recommended offer: $202k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% 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); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 59% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 357 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $9k 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 87 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y 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 $186k; list at $290k implies a 56% gain — meaningful room to come down on a strong offer.

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 $202,097 (30.3% 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 87 days. Have you received any prior offers? Is the seller open to a 30% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $284,284
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Harlequin Dr	0.09mi	3/2.5 (-1)	2,231 (+12%)	2mo	$289,900	$130	69
315 Victory Ln	0.14mi	4/2.5	2,094 (+5%)	20mo	$265,000	$127	68
449 Victory Ln	0.09mi	3/2.5 (-1)	1,872 (-6%)	17mo	$250,000	$134	67
650 Willow Bank Lndg	0.14mi	4/2.5	2,101 (+6%)	22mo	$300,000	$143	66
154 Poplar Knoll Dr	0.36mi	3/2.0 (-1)	1,931 (-3%)	9mo	$367,500	$190	64
614 Bethany Church Rd	0.69mi	3/2.5 (-1)	2,037 (+2%)	8mo	$347,000	$170	52
211 Harlequin Dr	0.16mi	3/2.5 (-1)	2,249 (+13%)	22mo	$303,500	$135	47
107 Sunset Ln	0.67mi	3/3.0 (-1)	1,916 (-4%)	13mo	$360,000	$188	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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.24×
• Total profit: $-61,510
• Equity at exit: $43,207

10-year hold

• IRR: -19.3%
• Equity multiple: 0.02×
• Total profit: $-79,403
• Equity at exit: $25,055

Cash invested: $81,138 (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: 357
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$121
• HOA: −$38
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-187

Break-even live

Break-even rent $2,258

Max offer price $256,663

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-105	+0% $-187	+5% $-269	+10% $-351
Rent	-10% $-347	-5% $-267	+0% $-187	+5% $-108	+10% $-28
Rate	-1.0pp $-42	-0.5pp $-114	base $-187	+0.5pp $-263	+1.0pp $-339

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: $72,444
• Closing costs: $8,693
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3125 Hickory Ridge Trl Moore, SC	4.0	2.5	2175	$2,045	$0.94	5d	1	1.09mi
1069 Millison Pl Moore, SC	3.0	2.5	1650	$1,800	$1.09	23d	1	1.16mi
215 Rexford Dr Moore, SC	3.0	2.5	1300	$1,395	$1.07	23d	1	1.33mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 47 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   days on market $289,777 Active 87 DOM
3. 2026-06-18
   days on market $289,777 Active 84 DOM
4. 2026-06-17
   days on market $289,777 Active 83 DOM
5. 2026-06-16
   days on market $289,777 Active 82 DOM
6. 2026-06-15
   days on market $289,777 Active 81 DOM
7. 2026-06-14
   days on market $289,777 Active 79 DOM
8. 2026-06-13
   days on market $289,777 Active 78 DOM
9. 2026-06-10
   days on market $289,777 Active 76 DOM
10. 2026-06-09
    days on market $289,777 Active 75 DOM
11. 2026-06-08
    days on market $289,777 Active 74 DOM
12. 2026-06-07
    days on market $289,777 Active 73 DOM
13. 2026-06-02
    days on market $289,777 Active 68 DOM
14. 2026-06-01
    days on market $289,777 Active 67 DOM
15. 2026-05-31
    days on market $289,777 Active 66 DOM
16. 2026-05-30
    days on market $289,777 Active 65 DOM
17. 2026-04-15
    price $289,777
18. 2026-04-14
    price $289,777 665-char remark

    Show marketing remark (665 chars)

    Ideally located between Spartanburg and Greenville, this Craftsman-style home features 4 bedrooms and 2.5 bathrooms in a well-established neighborhood. The oversized primary bedroom offers ample space for a sitting area, creating a comfortable private retreat. The eat in kitchen is perfect for casual meals and everyday living, while the formal dining area provides the ideal setting for entertaining guests and hosting special occasions. Outside, the fenced backyard provides added privacy and a great space for relaxing or entertaining. Do not miss your opportunity to see this wonderful home. Schedule your showing today. This home qualifies for 100% Financing!

19. 2026-03-25
    listed $299,777 Active

    Show marketing remark (665 chars)

    Ideally located between Spartanburg and Greenville, this Craftsman-style home features 4 bedrooms and 2.5 bathrooms in a well-established neighborhood. The oversized primary bedroom offers ample space for a sitting area, creating a comfortable private retreat. The eat in kitchen is perfect for casual meals and everyday living, while the formal dining area provides the ideal setting for entertaining guests and hosting special occasions. Outside, the fenced backyard provides added privacy and a great space for relaxing or entertaining. Do not miss your opportunity to see this wonderful home. Schedule your showing today. This home qualifies for 100% Financing!

20. 2026-03-25
    listed $299,777 Active 665-char remark

    Show marketing remark (665 chars)

    Ideally located between Spartanburg and Greenville, this Craftsman-style home features 4 bedrooms and 2.5 bathrooms in a well-established neighborhood. The oversized primary bedroom offers ample space for a sitting area, creating a comfortable private retreat. The eat in kitchen is perfect for casual meals and everyday living, while the formal dining area provides the ideal setting for entertaining guests and hosting special occasions. Outside, the fenced backyard provides added privacy and a great space for relaxing or entertaining. Do not miss your opportunity to see this wonderful home. Schedule your showing today. This home qualifies for 100% Financing!

21. 2019-07-15
    soldstatus $186,000 Sold CO-OP Member
22. 2019-07-15
    soldstatus $186,000 Sold
23. 2019-07-01
    historical
24. 2019-06-18
    historical Contingency Contract
25. 2019-05-04
    status Pending
26. 2019-05-04
    status Pending
27. 2019-03-23
    price $195,900
28. 2019-03-23
    listed $245,000 Active
29. 2019-03-23
    listed $195,900 Active
30. 2019-03-17
    historical
31. 2019-02-08
    price $184,500
32. 2019-01-23
    price $185,900
33. 2018-12-20
    price $189,900
34. 2018-11-30
    status Active
35. 2018-11-26
    historical
36. 2018-11-26
    listed $192,500
37. 2016-11-15
    soldstatus $164,990
38. 2016-11-15
    soldstatus $164,990 Sold
39. 2016-10-14
    status Pending
40. 2016-09-29
    price $164,990
41. 2016-09-27
    listed $167,990 Active
42. 2016-09-27
    listed $164,990
43. 2016-09-27
    historical
44. 2016-08-24
    price $167,990
45. 2016-06-30
    listed $167,990
46. 2016-06-24
    listed $170,990 Active
47. 2016-04-25
    soldstatus $576,000

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$384/yr (+$32/mo · 30.3%)

ⓘ 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 · 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: $24,252
• − Mortgage interest: −$16,232
• − Property taxes: −$1,268
• − Insurance: −$1,449
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$456
• − Depreciation: −$8,430
• Taxable loss: −$7,463
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-458/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

-49.7% since first listed

31 events — show timeline

• 2026-04-15 Price Changed $289,777 Greater Greenville MLS
• 2026-04-14 Price Changed $289,777 SPMLS
• 2026-03-25 Listed $299,777 SPMLS
• 2026-03-25 Listed $299,777 Greater Greenville MLS
• 2019-07-15 Sold (MLS) $186,000 Greater Greenville MLS
• 2019-07-15 Sold (MLS) $186,000 SPMLS
• 2019-07-01 Listing Removed — Greater Greenville MLS
• 2019-06-18 Contingent — Greater Greenville MLS
• 2019-05-04 Pending — SPMLS
• 2019-05-04 Pending — Greater Greenville MLS
• 2019-03-23 Price Changed $195,900 SPMLS
• 2019-03-23 Listed $195,900 Greater Greenville MLS
• 2019-03-23 Listed $245,000 SPMLS
• 2019-03-17 Listing Removed — Greater Greenville MLS
• 2019-02-08 Price Changed $184,500 Greater Greenville MLS
• 2019-01-23 Price Changed $185,900 Greater Greenville MLS
• 2018-12-20 Price Changed $189,900 Greater Greenville MLS
• 2018-11-30 Relisted — Greater Greenville MLS
• 2018-11-26 Listed $192,500 Greater Greenville MLS
• 2018-11-26 Listing Removed — Greater Greenville MLS
• 2016-11-15 Sold (MLS) $164,990 Greater Greenville MLS
• 2016-11-15 Sold (MLS) $164,990 SPMLS
• 2016-10-14 Pending — Greater Greenville MLS
• 2016-09-29 Price Changed $164,990 Greater Greenville MLS
• 2016-09-27 Listed $167,990 Greater Greenville MLS
• 2016-09-27 Listed $164,990 SPMLS
• 2016-09-27 Listing Removed — Greater Greenville MLS
• 2016-08-24 Price Changed $167,990 Greater Greenville MLS
• 2016-06-30 Listed $167,990 SPMLS
• 2016-06-24 Listed $170,990 Greater Greenville MLS
• 2016-04-25 Sold (Public Records) $576,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,268 · +0.8% YoY. Source: county tax records.