3 Beech St · Whitney, SC 29303-2353

$39,900

2 bd · 1.0 ba · 1,481 sqft · SingleFamily public records · 48 Days on market

Built 1932

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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
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special – Opportunity awaits at 3 Beech St in Spartanburg! This property is being sold as-is, where-is and is in need of extensive repairs due to fire damage. Ideal for investors, flippers, or buyers looking for a full renovation project. With the right vision, this home offers strong potential for value-add and future returns. Conveniently located near local amenities, this could be your next project in a growing Spartanburg market. Cash or rehab loan only. Priced aggressively at $49,900—bring your offers!

Key facts

• Listed 48 days

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Unpaved driveway; No garage
• Utilities: Public water; Public sewer; Garbage pickup provided; Water heater: other (see remarks)
• Home design: Single-story home; Approximate age: 50+ years; Crawl space foundation
• Construction: Roof: other (see remarks); Exterior finish: other (see remarks)
• Exterior features: Front porch; Level lot; Lot dimensions approximately 105 x 85 x 105 x 82; Lot size: 1/2 acre or less; Lead-based paint disclosure required

Interior

• Kitchen: Kitchen approximately 12 x 12; No appliances listed
• Bedrooms: Primary bedroom on main level (13 x 12); Second bedroom on main level (12 x 11); Two bedrooms on the main level
• Flooring: Other flooring (see remarks)
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: No heating described (see remarks); No cooling described (see remarks)
• Interior features: Other interior features (see remarks); No fireplace
• Laundry & utility: No laundry described

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.3% vs local median 3.9% in Whitney — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Spartanburg 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.73% ✓
• Cap rate: 33.32%
• Cash-on-cash: 96.52%
• DSCR: 5.29
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $245,846
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Larch Cir	0.18mi	2/2.0	1,491 (+1%)	2mo	$180,000	$121	84
812 Chesnee Hwy	0.23mi	3/1.5 (+1)	1,384 (-6%)	9mo	$195,000	$141	64
1984 Chesnee Hwy	0.54mi	3/2.0 (+1)	1,508 (+2%)	8mo	$135,000	$90	56
197 Loblolly Dr	0.27mi	3/2.0 (+1)	1,333 (-10%)	7mo	$241,800	$181	56
671 Chesnee Hwy Hwy	0.45mi	3/2.0 (+1)	1,301 (-12%)	2mo	$199,900	$154	48
1004 Mayview St	0.71mi	2/1.0	1,636 (+10%)	7mo	$150,000	$92	43
766 Kenmore Dr	0.49mi	3/1.5 (+1)	1,288 (-13%)	9mo	$214,000	$166	41
136 Loblolly Dr	0.49mi	3/2.5 (+1)	1,307 (-12%)	10mo	$225,000	$172	38
613 Greenhill Rd	0.64mi	3/1.0 (+1)	1,260 (-15%)	3mo	$195,000	$155	37
411 Granada Dr	0.51mi	3/1.5 (+1)	1,261 (-15%)	10mo	$219,000	$174	36
451 Blairwood Ct	0.60mi	3/2.0 (+1)	1,304 (-12%)	12mo	$240,000	$184	33
506 Indigo Springs Run	0.61mi	3/2.0 (+1)	1,270 (-14%)	12mo	$225,000	$177	29

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: 6.56×
• Total profit: $62,063
• Equity at exit: $17,941

10-year hold

• IRR: —
• Equity multiple: 13.60×
• Total profit: $140,764
• Equity at exit: $27,649

Cash invested: $11,172 (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 29303-2353

• Active inventory: 1
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $899

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 35%

Sensitivity live

Price	-10% $926	-5% $912	+0% $899	+5% $885	+10% $871
Rent	-10% $781	-5% $840	+0% $899	+5% $957	+10% $1,016
Rate	-1.0pp $919	-0.5pp $909	base $899	+0.5pp $888	+1.0pp $878

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Old Whitney Rd Spartanburg, SC	3.0	2.5	1450	$1,700	$1.17	14d	1	0.24mi
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$962	$1.16	21d	1	0.95mi
345 Bryant Rd Spartanburg, SC	1.0–3.0	1.0–1.5	787	$1,242	$1.58	14d	1	0.99mi
490 Barnwell Rd Spartanburg, SC	3.0	2.0	1575	$1,706	$1.08	14d	1	1.10mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	21d	32	1.12mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,148	$1.34	21d	3	1.16mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	21d	1	1.17mi
2063 Chesnee Hwy Spartanburg, SC	3.0	1.0	1022	$1,200	$1.17	21d	1	1.22mi
1214 Spring St Spartanburg, SC	3.0	1.0	1362	$1,395	$1.02	14d	1	1.42mi
1388 Boiling Springs Rd Spartanburg, SC	3.0	2.0	1008	$1,700	$1.69	14d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $39,900 Active 48 DOM
2. 2026-06-17
   price $39,900 Active 47 DOM
3. 2026-06-17
   days on market $49,900 Active 47 DOM
4. 2026-06-16
   days on market $49,900 Active 46 DOM
5. 2026-06-15
   days on market $49,900 Active 45 DOM
6. 2026-06-14
   days on market $49,900 Active 43 DOM
7. 2026-06-13
   days on market $49,900 Active 42 DOM
8. 2026-06-10
   days on market $49,900 Active 40 DOM
9. 2026-06-09
   days on market $49,900 Active 39 DOM
10. 2026-06-08
    days on market $49,900 Active 38 DOM
11. 2026-06-07
    days on market $49,900 Active 37 DOM
12. 2026-06-02
    days on market $49,900 Active 32 DOM
13. 2026-06-01
    days on market $49,900 Active 31 DOM
14. 2026-05-31
    days on market $49,900 Active 30 DOM
15. 2026-05-30
    days on market $49,900 Active 29 DOM
16. 2026-05-01
    listed $49,900 Active

    Show marketing remark (533 chars)

    Investor Special – Opportunity awaits at 3 Beech St in Spartanburg! This property is being sold as-is, where-is and is in need of extensive repairs due to fire damage. Ideal for investors, flippers, or buyers looking for a full renovation project. With the right vision, this home offers strong potential for value-add and future returns. Conveniently located near local amenities, this could be your next project in a growing Spartanburg market. Cash or rehab loan only. Priced aggressively at $49,900—bring your offers!

17. 2026-05-01
    listed $49,900 Active 533-char remark

    Show marketing remark (533 chars)

    Investor Special – Opportunity awaits at 3 Beech St in Spartanburg! This property is being sold as-is, where-is and is in need of extensive repairs due to fire damage. Ideal for investors, flippers, or buyers looking for a full renovation project. With the right vision, this home offers strong potential for value-add and future returns. Conveniently located near local amenities, this could be your next project in a growing Spartanburg market. Cash or rehab loan only. Priced aggressively at $49,900—bring your offers!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,838
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$1,161
• Taxable income: $10,791
• Est. tax owed @ 24.0%: −$2,590
• After-tax cash flow: $8,194/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 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 of 80 in SC

Livability — Whitney

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Whitney, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $49,900 SPMLS
• 2026-05-01 Listed $49,900 Greater Greenville MLS

Property tax history

+17.1%/yr

Latest (2025): $2,712 · +33.3% YoY. Source: county tax records.