1328 Ledsham Ct · Reidville, SC 29651

$300,000

5 bd · 3.0 ba · 2,250 sqft · SingleFamily public records · 9 Days on market

Built 2021 Good condition 5,227 sqft lot Est $326k · 8% under $52/mo HOA · 2% 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).

• Cash flow +12.9/30.0
• ARV discount +11.1/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1328 Ledsham Court, located in the highly sought-after Brockman Farms community and award-winning District 5 schools! This spacious 5 bedroom, 3 bathroom home offers the perfect combination of comfort, functionality, and style. The open concept floor plan is ideal for both everyday living and entertaining, featuring a large kitchen island that serves as the heart of the home. With generous living spaces throughout, there’s room for everyone to spread out and enjoy. Upstairs, you’ll find a versatile flex space that can easily serve as a playroom, home office, media room, or workout area. The spacious primary suite offers a true retreat, complete with an oversized walk-in closet that provides plenty of storage. Step outside to enjoy the fenced backyard, perfect for pets, play, or relaxing evenings at home. Conveniently located near shopping, dining, and everyday amenities, this Brockman Farms gem offers the space and flexibility today’s buyers are looking for. Schedule your showing today!

Key facts

• Large kitchen island
• Flex space
• Fenced backyard

Tags

• BROCKMAN FARMS COMMUNITY
• DISTRICT 5 SCHOOLS
• LARGE KITCHEN ISLAND
• FLEX SPACE
• OVERSIZED WALK-IN CLOSET
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Has homeowners association; HOA includes pool and street lights; Community amenities include a pool

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Water heater: electric, gas, tankless; Garbage pickup: private
• Home design: Two-story residential home; Approximate age: 1–5 years; Slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof; Attic and garage storage
• Exterior features: Patio; Level lot; Lot size: 1/2 acre or less

Interior

• Kitchen: Kitchen (10 x 15); Dishwasher; Built-in microwave; Granite countertops; Walk-in pantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower only, and walk-in closet (18 x 16); Bedroom 2 (13 x 10); Bedroom 3 (10 x 11); Bedroom 4 (10 x 11); Bedroom 5 (10 x 11); One bedroom located on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central electric cooling
• Interior features: Attic stairs (disappearing); Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closets; Walk-in pantry; Gas log fireplace (1)
• Laundry & utility: Laundry on 2nd floor with walk-in area, washer connection, and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.7% below list).
• Recommended offer: $238k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+1.6%/yr); 503 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 34% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

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 $237,773 (20.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $326,250
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1349 Ledsham Ct	0.05mi	5/3.0	2,289 (+2%)	2mo	$315,000	$138	93
1305 Ledsham Ct	0.05mi	5/3.0	2,337 (+4%)	7mo	$315,000	$135	86
1076 Bridlebrook Trl	0.06mi	4/2.5 (-1)	2,172 (-4%)	2mo	$310,000	$143	82
1049 Bridlebrook Trl	0.10mi	4/2.5 (-1)	2,216 (-2%)	18mo	$270,000	$122	71
1040 Bridlebrook Trl	0.12mi	4/2.5 (-1)	2,241 (-0%)	24mo	$310,000	$138	67
1013 Bridlebrook Trl	0.18mi	4/2.5 (-1)	2,005 (-11%)	2mo	$290,000	$145	65
848 Ingleside Way	0.32mi	4/3.0 (-1)	2,353 (+5%)	20mo	$374,000	$159	56
305 Kellen Ct	0.54mi	4/3.0 (-1)	2,033 (-10%)	8mo	$350,000	$172	47
1096 Cortland Valley Ln	0.74mi	4/3.0 (-1)	2,009 (-11%)	17mo	$389,823	$194	29
3037 Ambrosia Dr	0.72mi	4/3.0 (-1)	2,474 (+10%)	20mo	$430,000	$174	28
3040 Ambrosia Dr Lot 49	0.72mi	4/3.0 (-1)	2,576 (+14%)	20mo	$432,500	$168	21

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-53,269
• Equity at exit: $44,731

10-year hold

• IRR: -13.3%
• Equity multiple: 0.27×
• Total profit: $-61,383
• Equity at exit: $25,939

Cash invested: $84,000 (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 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 503
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$125
• HOA: −$52
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-21

Break-even live

Break-even rent $2,404

Max offer price $296,317

Occupancy floor 96%

Sensitivity live

Price	-10% $149	-5% $64	+0% $-21	+5% $-106	+10% $-191
Rent	-10% $-209	-5% $-115	+0% $-21	+5% $73	+10% $167
Rate	-1.0pp $130	-0.5pp $55	base $-21	+0.5pp $-99	+1.0pp $-178

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Murdock Cir Greer, SC	4.0	2.5	2174	$2,175	$1.00	21d	1	0.11mi
138 Magnolia St Reidville, SC	4.0	3.5	3000	$2,795	$0.93	14d	1	1.35mi
142 Magnolia St Reidville, SC	4.0	3.5	3008	$2,795	$0.93	14d	1	1.36mi
161 Magnolia St Reidville, SC	4.0	2.5	2244	$2,200	$0.98	21d	1	1.40mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 8 events

1. 2026-06-18
   days on market $300,000 Active 9 DOM
2. 2026-06-17
   days on market $300,000 Active 8 DOM
3. 2026-06-16
   days on market $300,000 Active 7 DOM
4. 2026-06-15
   days on market $300,000 Active 6 DOM
5. 2026-06-14
   days on market $300,000 Active 4 DOM
6. 2026-06-13
   days on market $300,000 Active 3 DOM
7. 2026-06-10
   remarks 687-char remark
8. 2026-06-10
   listed $300,000 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 ≥104°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: $28,533
• − Mortgage interest: −$16,805
• − Property taxes: −$1,788
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$624
• − Depreciation: −$8,727
• Taxable loss: −$5,477
• Est. tax savings @ 24.0%: +$1,314
• After-tax cash flow: $1,064/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in Brockman Farms offers a good condition with minimal repairs needed. It's move-in ready with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Greenville County · 573,815 people
• City population: 129
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 720.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• Metro: Greenville-Anderson, 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

+7.1% since first listed

5 events — show timeline

• 2026-06-09 Listed $300,000 SPMLS
• 2026-06-09 Listed $300,000 Greater Greenville MLS
• 2021-12-28 Sold (MLS) $284,990 Greater Greenville MLS
• 2021-08-06 Pending — Greater Greenville MLS
• 2021-08-03 Listed $279,990 Greater Greenville MLS

Property tax history

+54.7%/yr

Latest (2025): $1,788 · +0.6% YoY. Source: county tax records.