106 Whitener Ave · Spartanburg, SC 29306

$164,000

3 bd · 1.5 ba · 1,325 sqft · SingleFamily public records · 30 Days on market

Built 1956 0.46 ac lot Est $207k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute 3 bedroom 2 1/2 bath ranch style home is looking for a owner that has a vision . Has original hard wood floors. It's full of potential just needing that touch of love ! A GREAT BUY for a first time home buyer.

Key facts

• Storage building
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD
• PATIO
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Paved parking; On-street parking; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer and vinyl siding; Composition roof
• Exterior features: Patio; Level lot; Lot dimensions approximately 100 x 200; Approximately 0.46 acre lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $-2 ($-19/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (8.7% below list).
• Recommended offer: $150k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Spartanburg — 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 76/100 on livability (#24 in SC, #3,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• 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.
• Zoned schools: E. P. Todd School (math 18% / reading 29%, grade F, #467 of 597 statewide, top 78%, 576 students, 100% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 93% FRL vs 62% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 236 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 43% of the median local income ($41k/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 $1k of loan paydown is wiped out by about $5k 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 30 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $164k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $149,735 (8.7% 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. Built in 1956 — 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. 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?
5. Crime grade is F 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?
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: 0.91% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $206,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Caulder Ave	0.20mi	3/2.0	1,240 (-6%)	1mo	$252,000	$203	77
306 Carolyn Dr	0.17mi	3/2.5	1,364 (+3%)	7mo	$258,000	$189	77
207 Woodview Ave	0.22mi	3/2.0	1,421 (+7%)	4mo	$189,900	$134	73
226 Woodview Ave Ave	0.27mi	3/2.5	1,400 (+6%)	2mo	$230,000	$164	72
101 Beth Ct	0.42mi	3/1.5	1,398 (+6%)	1mo	$179,000	$128	70
425 E Shore Dr	0.54mi	3/1.5	1,320 (-0%)	6mo	$177,500	$134	70
207 High St	0.29mi	3/2.5	1,401 (+6%)	4mo	$259,000	$185	69
205 High St	0.29mi	3/1.0	1,176 (-11%)	9mo	$135,000	$115	58
290 Caulder Cir	0.62mi	3/3.0	1,271 (-4%)	0mo	$220,000	$173	58
111 Kreswell Cir	0.69mi	3/1.5	1,250 (-6%)	2mo	$147,000	$118	57
815 S Liberty St	0.73mi	3/2.0	1,253 (-5%)	1mo	$195,000	$156	54
735 Duncan Park Rd	0.73mi	2/1.0 (-1)	1,364 (+3%)	4mo	$200,000	$147	51

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-25,923
• Equity at exit: $24,453

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-19,598
• Equity at exit: $14,180

Cash invested: $45,920 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 236
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$860
• Tax from tax record: −$256 /mo · $3,073/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-2

Break-even live

Break-even rent $1,499

Max offer price $163,727

Occupancy floor 95%

Sensitivity live

Price	-10% $91	-5% $45	+0% $-2	+5% $-48	+10% $-94
Rent	-10% $-120	-5% $-61	+0% $-2	+5% $58	+10% $117
Rate	-1.0pp $81	-0.5pp $40	base $-2	+0.5pp $-44	+1.0pp $-87

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 High St Spartanburg, SC	3.0	1.5	1726	$1,650	$0.96	23d	1	0.38mi
88 W Park Dr Unit H Spartanburg, SC	2.0	1.0	950	$875	$0.92	23d	1	0.56mi
102 Harvard Dr Spartanburg, SC	2.0	1.0	1000	$1,300	$1.30	15d	1	0.75mi
630 S Converse St Spartanburg, SC	2.0	1.0	912	$995	$1.09	23d	1	0.84mi
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	23d	1	0.85mi
1097 Union St Spartanburg, SC	1.0–2.0	1.0–2.0	951	$2,009	$2.11	15d	21	0.93mi
249 E Hampton Ave Spartanburg, SC	3.0	2.0	1450	$1,475	$1.02	23d	1	1.08mi
318 Alexander Ave Spartanburg, SC	4.0	2.0	1480	$1,695	$1.15	23d	1	1.09mi
717 Connecticut Ave Spartanburg, SC	3.0	1.0	1320	$1,895	$1.44	15d	1	1.34mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	23d	1	1.45mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	23d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $164,000 Active 30 DOM
2. 2026-06-18
   days on market $174,000 Active 27 DOM
3. 2026-06-17
   days on market $174,000 Active 26 DOM
4. 2026-06-16
   days on market $174,000 Active 25 DOM
5. 2026-06-15
   days on market $174,000 Active 24 DOM
6. 2026-06-14
   days on market $174,000 Active 22 DOM
7. 2026-06-13
   days on market $174,000 Active 21 DOM
8. 2026-06-10
   days on market $174,000 Active 19 DOM
9. 2026-06-09
   days on market $174,000 Active 18 DOM
10. 2026-06-08
    days on market $174,000 Active 17 DOM
11. 2026-06-07
    days on market $174,000 Active 16 DOM
12. 2026-06-02
    days on market $174,000 Active 11 DOM
13. 2026-06-01
    days on market $174,000 Active 10 DOM
14. 2026-05-31
    days on market $174,000 Active 9 DOM
15. 2026-05-30
    days on market $174,000 Active 8 DOM
16. 2026-05-22
    listed $174,000 Active
17. 2015-05-22
    soldstatus $51,333
18. 2015-05-15
    soldstatus $51,333 220-char remark

    Show marketing remark (220 chars)

    This cute 3 bedroom 2 1/2 bath ranch style home is looking for a owner that has a vision . Has original hard wood floors. It's full of potential just needing that touch of love ! A GREAT BUY for a first time home buyer.

19. 2015-04-20
    listed $56,333 220-char remark

    Show marketing remark (220 chars)

    This cute 3 bedroom 2 1/2 bath ranch style home is looking for a owner that has a vision . Has original hard wood floors. It's full of potential just needing that touch of love ! A GREAT BUY for a first time home buyer.

ⓘ 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: $3,073 · $256/mo
• Projected year-2 tax: $3,073 · $256/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 ≥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: $17,968
• − Mortgage interest: −$9,187
• − Property taxes: −$3,073
• − Insurance: −$820
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,771
• Taxable loss: −$2,757
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $643/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 — Spartanburg

• Score: 76/100
• State rank: #24
• US rank: #3679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spartanburg, SC
• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 16,714
• Household income: $41,356
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1064.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -90.67%
• Current HPI: 213.1266
• Rent YoY: ▲ 3.46%
• 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

+208.9% since first listed

4 events — show timeline

• 2026-05-22 Listed $174,000 SPMLS
• 2015-05-22 Sold (Public Records) $51,333 Public Records
• 2015-05-15 Sold (MLS) $51,333 SPMLS
• 2015-04-20 Listed $56,333 SPMLS

Property tax history

+23.7%/yr

Latest (2025): $3,073 · +43.0% YoY. Source: county tax records.