624 Old Whitney Rd · Whitney, SC 29303

$139,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 254 Days on market

Built 1950 5,663 sqft lot Est $155k · 10% under ↓ 12% since listing

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +11.9/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special! Hugely discounted! Location, Location, Location! Ready to live in while you work on it! Oh how peaceful of an area! You will love it! This is a nice quieter area so close to everything! Also, it would be ideal for a fix-and-flip or keep as a long-term rental! Located right off Hwy 221/David Pearson Blvd. , close to the hospital, I-85, Hwy 9, restaurants, stores, city bus lines but NOT in the city and NOT in a HOA area! This well-established 2-story has a Pecan and Oak tree in front, hostas and monkey grass in landscaping at front of porch, 2 Rose of Sharon bushes, 2 Crepe Myrtle trees, and other beautiful plantings, this solidly built home is ready for it's new own

Key facts

• Close to hospital
• Close to i-85
• Large full bath

Tags

• CLOSE TO HOSPITAL
• CLOSE TO I-85
• CLOSE TO CITY BUS LINES
• BEAUTIFUL PECAN AND OAK TREE
• LARGE FULL BATH

Property features AI

Exterior

• Parking: Attached garage; Carport; Workshop in garage; 1 garage space
• Utilities: Cable available; Septic tank
• Home design: Single family residence; Two levels; Residential property
• Construction: Shingle siding; Wood siding; Block construction; Slab foundation; Built area above grade: 1,200
• Exterior features: Porch; Storage

Interior

• Kitchen: Electric cooktop; Electric oven; Free-standing range; Electric water heater
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating: Electric and Propane (see remarks); No central cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer hookup on main level; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $133k (4.7% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 C — 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.
• Zoned schools: Mary H. Wright Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 455 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 (+3.7%/yr); 378 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $967 of loan paydown is wiped out by about $4k 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 254 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.95% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $155,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Mulligan St	0.15mi	2/1.0	1,022 (+0%)	6mo	$155,000	$152	88
411 Rose St	0.39mi	2/2.0	1,058 (+4%)	2mo	$159,900	$151	70
234 California Ave	0.30mi	2/1.0	950 (-7%)	12mo	$120,000	$126	64
494 Longview Dr	0.40mi	2/1.0	945 (-7%)	9mo	$120,000	$127	62
667 Old Whitney Rd	0.16mi	2/2.0	868 (-15%)	10mo	$180,000	$207	56
14 Damson St	0.47mi	2/1.0	1,160 (+14%)	0mo	$165,000	$142	55
813 Hillwood Ave Ave	0.48mi	3/1.0 (+1)	1,164 (+14%)	0mo	$147,500	$127	49
229 Grandview Dr	0.62mi	3/1.0 (+1)	1,120 (+10%)	2mo	$169,900	$152	48
1068 Crosby Ln	0.61mi	3/1.0 (+1)	906 (-11%)	2mo	$148,732	$164	46
1076 Mayfair St	0.73mi	3/1.0 (+1)	1,111 (+9%)	3mo	$179,000	$161	43
711 Springhill Ave	0.47mi	3/2.0 (+1)	1,170 (+15%)	3mo	$204,900	$175	42
1062 Jenkins St	0.73mi	2/1.0	1,159 (+14%)	10mo	$207,000	$179	35

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-12,002
• Equity at exit: $20,860

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,906
• Equity at exit: $12,096

Cash invested: $39,172 (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

• Home prices YoY: -14.1%
• Rents YoY: 3.7%
• Active inventory: 378
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$734
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $153

Break-even live

Break-even rent $1,139

Max offer price $139,900

Occupancy floor 84%

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: $34,975
• Closing costs: $4,197
• 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	13d	1	0.30mi
121 Garner Rd Spartanburg, SC	1.0–2.0	1.0–2.0	940	$1,465	$1.56	21d	32	0.69mi
320 Spruce St Spartanburg, SC	1.0–3.0	1.0–1.5	830	$962	$1.16	21d	1	0.84mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,148	$1.34	21d	3	1.25mi
692 Southern St Spartanburg, SC	2.0	1.0	1000	$1,100	$1.10	13d	1	1.27mi
560 Magnolia St Spartanburg, SC	2.0	1.0	965	$1,113	$1.15	21d	1	1.33mi
753A Leonard St Spartanburg, SC	2.0	1.0	1130	$1,185	$1.05	13d	1	1.35mi
119 Bonner Rd Spartanburg, SC	2.0	1.0	900	$845	$0.94	21d	1	1.42mi
1214 Spring St Spartanburg, SC	3.0	1.0	1362	$1,395	$1.02	13d	1	1.44mi
131 College St Spartanburg, SC	2.0	1.0	700	$1,195	$1.71	21d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $139,900 Active 254 DOM
2. 2026-06-17
   days on market $139,900 Active 253 DOM
3. 2026-06-16
   days on market $139,900 Active 252 DOM
4. 2026-06-15
   days on market $139,900 Active 251 DOM
5. 2026-06-14
   days on market $139,900 Active 249 DOM
6. 2026-06-13
   days on market $139,900 Active 248 DOM
7. 2026-06-10
   days on market $139,900 Active 246 DOM
8. 2026-06-09
   days on market $139,900 Active 245 DOM
9. 2026-06-08
   days on market $139,900 Active 244 DOM
10. 2026-06-07
    days on market $139,900 Active 243 DOM
11. 2026-06-02
    days on market $139,900 Active 238 DOM
12. 2026-06-01
    days on market $139,900 Active 237 DOM
13. 2026-05-31
    days on market $139,900 Active 236 DOM
14. 2026-05-30
    days on market $139,900 Active 235 DOM
15. 2026-04-03
    price $139,900
16. 2026-03-11
    price $144,900
17. 2026-03-06
    price $159,900
18. 2025-11-26
    price $149,900
19. 2025-11-15
    price $154,900
20. 2025-10-07
    listed $159,000 Active

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,998
• − Mortgage interest: −$7,837
• − Property taxes: −$1,297
• − Insurance: −$700
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,070
• Taxable loss: −$464
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,950/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
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 28,381
• Household income: $48,295
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1218.0

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 0.67)
• Race & ethnicity: White 42% Black 36% Hispanic / Latino 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Subsaharan African 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -45.19%
• Current HPI: 274.443
• Rent YoY: ▲ 3.69%
• 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

-12.0% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $139,900 SPMLS
• 2026-03-11 Price Changed $144,900 SPMLS
• 2026-03-06 Price Changed $159,900 SPMLS
• 2025-11-26 Price Changed $149,900 SPMLS
• 2025-11-15 Price Changed $154,900 SPMLS
• 2025-10-07 Listed $159,000 SPMLS

Property tax history

+5.3%/yr

Latest (2025): $1,297 · +5.3% YoY. Source: county tax records.