310 W Floyd Baker Blvd · Gaffney, SC 29341

$25,000

2 bd · 1.0 ba · 676 sqft · SingleFamily public records · 3 Days on market

Built 1950 3,484 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment opportunity located right in the center of Gaffney, SC! This property is aggressively priced and ready for a complete renovation. The location is unbeatable—enjoy direct front road access that leads right to Exit 92, placing you just 5 minutes from I-85. You are also just 2 minutes from heavy hitters like Walmart, Lowe's, Belk, Chick-fil-A, and other major dining options. Please be advised that the property needs repairs and the Seller has no representation or information regarding city utility connections. A fantastic project for investors looking to capitalize on Gaffney's growth.

Key facts

• 5 minutes from i-85
• Complete renovation
• Major dining options

Tags

• INVESTMENT OPPORTUNITY
• COMPLETE RENOVATION
• DIRECT FRONT ROAD ACCESS
• 5 MINUTES FROM I-85
• 2 MINUTES FROM WALMART
• MAJOR DINING OPTIONS

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot size approximately 0.08 acres
• HOA & community: No HOA

Exterior

• Parking: No main-level garage; Other parking (back yard)
• Utilities: Water: Other (see remarks); Sewer: Other (see remarks); No other utilities listed
• Home design: Single-family residence; Site-built construction; Wood construction; One story; Facing direction not specified; Entry level not specified
• Construction: Built on a crawl space; Wood construction
• Exterior features: Back yard parking available; Paved, publicly maintained road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating or cooling systems listed
• Interior features: One-level layout; Crawl space foundation; Fireplace
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $25k).
• Cap rate 34.7% vs local median 2.6% in Gaffney — 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 66/100 on livability (#112 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities D+, crime D, schools D-.
• Cherokee 01 (rural): math 29% / reading 40% proficiency, ranked #47 of 80 in SC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 200 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $25k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $25,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.78% ✓
• Cap rate: 34.67%
• Cash-on-cash: 101.34%
• DSCR: 5.51
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $98,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Hill St	0.70mi	2/1.0	684 (+1%)	1mo	$107,500	$157	64
115 Peachtree St St	0.46mi	2/1.0	720 (+6%)	10mo	$105,000	$146	60
611 Marion Ave	0.54mi	2/1.0	726 (+7%)	20mo	$29,900	$41	46

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: —
• Equity multiple: 5.80×
• Total profit: $33,603
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.11×
• Total profit: $77,756
• Equity at exit: $2,162

Cash invested: $7,000 (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 29341

• Home prices YoY: -24.1%
• Active inventory: 196
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $591

Break-even live

Break-even rent $196

Max offer price $25,000

Occupancy floor 32%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 S Oliver St Gaffney, SC	1.0–2.0	1.0	900	$955	$1.06	16d	5	0.37mi

Listing history 5 events

1. 2026-06-17
   status $25,000 Pending 3 DOM
2. 2026-06-16
   days on market $25,000 Active 3 DOM
3. 2026-06-15
   days on market $25,000 Active 2 DOM
4. 2026-06-14
   remarks 606-char remark
5. 2026-06-14
   listed $25,000 Active 1 DOM

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $164 · $14/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,337
• − Mortgage interest: −$1,400
• − Property taxes: −$164
• − Insurance: −$125
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$727
• Taxable income: $7,106
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $5,388/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: Cherokee 01
• NCES district ID: 4501500
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $34,262
• Composite: 28.39/100
• National rank: #6768
• State rank: #47 of 80 in SC

Livability — Gaffney

• Score: 66/100
• State rank: #112
• US rank: #11549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gaffney, SC
• County: Cherokee County · 41,410 people
• City population: 41,410
• Metro: Gaffney, SC
• Population (ZIP): 20,647
• Household income: $58,029
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 452.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 58,602 people
• By 2030: 59,336 · +1.3%
• By 2040: 60,266 · +2.8%
• By 2050: 60,314 · +2.9%
• By 2075: 59,276 · +1.2%
• By 2100: 53,788 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -29.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+43.8 2016: R+41.7 2012: R+29.3 2008: R+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.62%
• Current HPI: 203.8038
• Rent YoY: —
• Metro: Gaffney, 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

+66.7% since first listed

4 events — show timeline

• 2026-06-13 Listed $25,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $25,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $35,000 CANOPYMLS as Distributed by MLS Grid
• 2002-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $164 · -69.1% YoY. Source: county tax records.