100 Reedy Rd · Roebuck, SC 29376

$259,900

3 bd · 1.5 ba · 1,616 sqft · SingleFamily public records · 125 Days on market

Built 1978 1.70 ac lot Est $246k · 6% over

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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).

• Cash flow +14.1/30.0
• ARV discount +4.9/15.0
• DSCR +4.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please take a look at this awesome brick home located on 1.70 acres in the desirable Roebuck community. You will feel right at home here in this charming 3BR 2Bath ranch that is cozy and comfortable. The single-level layout is practical, inviting and perfect for easy living and quiet evenings. The sunroom with lots of light, a large great room with fireplace and cathedral ceilings, kitchen with bar area and dining room are some of its great features. The large corner lot with established lawn is perfect for outdoor entertaining. There is an outbuilding that remains to store your lawn tools. Sit on the private deck and enjoy the viewing the wooded tree line. This home is to be sold in as-is condition and is located in a rural housing eligibility area.

Key facts

• 1.70 acres
• Cathedral ceilings
• Sunroom

Tags

• BRICK HOME
• 1.70 ACRES
• SUNROOM
• GREAT ROOM
• FIREPLACE
• CATHEDRAL CEILINGS

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking (gravel and paved asphalt)
• Utilities: Public water; Septic sewer; Electric water heater; Private garbage pickup
• Home design: Single-story residence; Approximately built in 1978; Lead-based paint and residential property disclosures required; Approximate finished living area about 1,620 sq ft
• Construction: Partial brick veneer and vinyl siding exterior; Architectural roof; Crawl space foundation; Attic and outbuilding storage
• Exterior features: Front porch; Deck; Corner lot with some trees

Interior

• Kitchen: 10 x 10 kitchen; Dishwasher; Electric oven / stand-alone electric range
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on main level with full bath and tub/shower (approx. 15 x 12); Second bedroom approx. 11 x 11; Third bedroom approx. 11 x 11
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating with heat pump; Central forced air cooling (electric)
• Interior features: Ceiling fans; Blown ceiling; Smoke detector; Laminate countertops; Wood-burning masonry fireplace (1)
• Laundry & utility: Laundry on first floor in closet-style space with washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $36 ($436/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 $198k (24.0% below list).
• Recommended offer: $198k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Roebuck — 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 64/100 on livability (#147 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Spartanburg 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roebuck Elementary (math 40% / reading 37%, grade F, #306 of 597 statewide, top 51%, 800 students, 84% FRL) — zoned schools average 84% FRL vs 48% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 125 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $260k implies a 261% gain — meaningful room to come down on a strong offer.

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 $197,500 (24.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.76% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $245,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3948 Zepelin Way Lot 139	0.43mi	4/2.0 (+1)	1,656 (+2%)	1mo	$256,540	$155	68
1149 Kaden Ct	0.42mi	3/2.5	1,518 (-6%)	3mo	$242,900	$160	64
1133 Kaden Ct	0.43mi	3/2.5	1,749 (+8%)	0mo	$265,900	$152	62
1156 Kaden Ct	0.40mi	3/2.5	1,749 (+8%)	2mo	$259,500	$148	62
4000 Zepelin Way Lot 127	0.38mi	3/2.5	1,773 (+10%)	1mo	$256,990	$145	61
1145 Kaden Ct	0.43mi	4/2.0 (+1)	1,500 (-7%)	0mo	$236,550	$158	61
1141 Kaden Ct	0.43mi	3/2.5	1,749 (+8%)	2mo	$263,900	$151	61
3988 Zepelin Way Lot 130	0.39mi	3/2.5	1,773 (+10%)	2mo	$250,000	$141	60
3221 Emberly Dr	0.60mi	3/2.0	1,533 (-5%)	3mo	$294,084	$192	59
4005 Zepelin Way Lot 125	0.39mi	4/2.5 (+1)	1,773 (+10%)	2mo	$259,990	$147	55
189 Birchwood Dr	0.63mi	3/2.0	1,406 (-13%)	2mo	$300,000	$213	45
3944 Zepelin Way Lot 140	0.44mi	4/3.0 (+1)	1,842 (+14%)	1mo	$245,533	$133	44

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-39,937
• Equity at exit: $38,752

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-32,352
• Equity at exit: $22,471

Cash invested: $72,772 (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 29376

• Home prices YoY: -25.6%
• Active inventory: 141
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $36

Break-even live

Break-even rent $1,929

Max offer price $259,900

Occupancy floor 93%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6039 Haddington Dr Roebuck, SC	3.0	2.5	1913	$1,975	$1.03	20d	1	1.38mi

Listing history 19 events

1. 2026-06-18
   days on market $259,900 Active 125 DOM
2. 2026-06-17
   days on market $259,900 Active 124 DOM
3. 2026-06-16
   days on market $259,900 Active 123 DOM
4. 2026-06-15
   days on market $259,900 Active 122 DOM
5. 2026-06-14
   days on market $259,900 Active 120 DOM
6. 2026-06-13
   pricedays on market $259,900 Active 119 DOM
7. 2026-06-10
   days on market $299,900 Active 117 DOM
8. 2026-06-09
   days on market $299,900 Active 116 DOM
9. 2026-06-08
   days on market $299,900 Active 115 DOM
10. 2026-06-07
    days on market $299,900 Active 114 DOM
11. 2026-06-02
    days on market $299,900 Active 109 DOM
12. 2026-06-01
    days on market $299,900 Active 108 DOM
13. 2026-05-31
    days on market $299,900 Active 107 DOM
14. 2026-05-30
    days on market $299,900 Active 106 DOM
15. 2026-05-19
    price $259,900 760-char remark

    Show marketing remark (760 chars)

    Please take a look at this awesome brick home located on 1.70 acres in the desirable Roebuck community. You will feel right at home here in this charming 3BR 2Bath ranch that is cozy and comfortable. The single-level layout is practical, inviting and perfect for easy living and quiet evenings. The sunroom with lots of light, a large great room with fireplace and cathedral ceilings, kitchen with bar area and dining room are some of its great features. The large corner lot with established lawn is perfect for outdoor entertaining. There is an outbuilding that remains to store your lawn tools. Sit on the private deck and enjoy the viewing the wooded tree line. This home is to be sold in as-is condition and is located in a rural housing eligibility area.

16. 2026-03-04
    price $289,900 760-char remark

    Show marketing remark (760 chars)

    Please take a look at this awesome brick home located on 1.70 acres in the desirable Roebuck community. You will feel right at home here in this charming 3BR 2Bath ranch that is cozy and comfortable. The single-level layout is practical, inviting and perfect for easy living and quiet evenings. The sunroom with lots of light, a large great room with fireplace and cathedral ceilings, kitchen with bar area and dining room are some of its great features. The large corner lot with established lawn is perfect for outdoor entertaining. There is an outbuilding that remains to store your lawn tools. Sit on the private deck and enjoy the viewing the wooded tree line. This home is to be sold in as-is condition and is located in a rural housing eligibility area.

17. 2026-02-13
    listed $299,900 Active
18. 2026-02-10
    listed $299,900 Active 760-char remark

    Show marketing remark (760 chars)

    Please take a look at this awesome brick home located on 1.70 acres in the desirable Roebuck community. You will feel right at home here in this charming 3BR 2Bath ranch that is cozy and comfortable. The single-level layout is practical, inviting and perfect for easy living and quiet evenings. The sunroom with lots of light, a large great room with fireplace and cathedral ceilings, kitchen with bar area and dining room are some of its great features. The large corner lot with established lawn is perfect for outdoor entertaining. There is an outbuilding that remains to store your lawn tools. Sit on the private deck and enjoy the viewing the wooded tree line. This home is to be sold in as-is condition and is located in a rural housing eligibility area.

19. 1994-12-01
    soldstatus $72,000

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$850/yr (+$71/mo · 134.5%)

ⓘ 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 5/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$14,558
• − Property taxes: −$632
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$7,561
• Taxable loss: −$4,142
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $1,431/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 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 of 80 in SC

Livability — Roebuck

• Score: 64/100
• State rank: #147
• US rank: #13929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,722

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 (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 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: ▼ -77.54%
• Current HPI: 225.2259
• 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

+261.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $259,900 SPMLS
• 2026-03-04 Price Changed $289,900 SPMLS
• 2026-02-13 Listed $299,900 Greater Greenville MLS
• 2026-02-10 Listed $299,900 SPMLS
• 1994-12-01 Sold (Public Records) $72,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $632 · +1.8% YoY. Source: county tax records.