308 Hague Dr · Reidville, SC 29334

$198,000

3 bd · 2.5 ba · 1,524 sqft · Townhouse public records · 48 Days on market

Built 2016 Est $215k · 8% under $140/mo HOA · 7% of rent

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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 +21.1/30.0
• ARV discount +11.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 308 Hague Drive in the desirable Fairmont Ridge community, offering low-maintenance living in a highly convenient and desirable location in Spartanburg. This 3-bedroom, 2.5-bath townhome features an open-concept main level that flows seamlessly from the living and dining areas into the kitchen, creating a bright, functional space that’s perfect for both everyday living and entertaining. Upstairs, the primary suite offers a private bath and walk-in closet, while two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to a fully fenced backyard, a rare find in this community. Ideal for pets, privacy, or simply enjoying your own private outdoor space. The HOA handles exterior maintenance, making this an easy, lock-and-leave option for busy professionals, travelers, or anyone looking to simplify and enjoy the benefits of low maintenance ownership. 100% USDA FINANCING ELIGIBLE

Key facts

• Quick access to i-85
• $140 HOA
• Garage

Tags

• OPEN-CONCEPT MAIN LEVEL
• FULLY FENCED BACKYARD
• PRIVATE OUTDOOR SPACE
• QUICK ACCESS TO I-85

Property features AI

Finance

• HOA & community: Homeowners association present; HOA provides lawn maintenance

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric power
• Home design: Two-story residential property; Approximately 6–10 years old; Slab foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Patio; Some storm doors; Some storm windows; Fenced yard

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom with double sink and shower only (located on 2nd level); Primary bedroom approx. 19 x 14; Second bedroom approx. 9 x 16; Third bedroom approx. 9 x 12
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heat; Central forced air cooling; Electric water heater
• Interior features: Ceiling fans; Cathedral/vaulted ceiling; Smoke detector; Laminate countertops; No fireplace
• Laundry & utility: Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $198k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.5%/yr); 144 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($81k/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 $6k 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 48 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y 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.
• Current owner paid $168k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,060 (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. 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. 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $214,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
386 Hague Dr	0.10mi	3/2.5	1,596 (+5%)	2mo	$220,000	$138	86
1329 Maplesmith Way	0.70mi	3/2.5	1,587 (+4%)	6mo	$209,990	$132	55
1326 Maplesmith Way	0.67mi	3/2.5	1,587 (+4%)	8mo	$239,000	$151	55
1330 Maplesmith Way	0.68mi	3/2.5	1,587 (+4%)	9mo	$237,990	$150	54
1331 Maplesmith Way	0.70mi	3/2.5	1,587 (+4%)	8mo	$223,000	$141	54
1333 Maplesmith Way	0.70mi	3/2.5	1,600 (+5%)	8mo	$222,990	$139	52
1317 Maplesmith Way	0.69mi	3/2.5	1,600 (+5%)	9mo	$222,490	$139	52
1327 Maplesmith Way	0.70mi	3/2.5	1,616 (+6%)	7mo	$214,000	$132	51
1335 Maplesmith Way	0.71mi	3/2.5	1,616 (+6%)	7mo	$214,990	$133	51
1328 Maplesmith Way	0.68mi	3/2.5	1,616 (+6%)	9mo	$241,489	$149	51
1323 Maplesmith Way	0.69mi	3/2.5	1,616 (+6%)	8mo	$234,000	$145	51
1007 Millison Pl	0.75mi	3/2.5	1,616 (+6%)	9mo	$235,990	$146	48

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,123
• Equity at exit: $29,522

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,791
• Equity at exit: $17,119

Cash invested: $55,440 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 144
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$82
• HOA: −$140
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $282

Break-even live

Break-even rent $1,720

Max offer price $198,000

Occupancy floor 81%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
939 Squires Pt Duncan, SC	3.0	2.0	1900	$2,295	$1.21	13d	1	0.47mi
1010 Palisade Woods Dr Unit 1220-105 Duncan, SC	2.0	2.0	1139	$3,990	$3.50	21d	1	0.68mi
1069 Millison Pl Moore, SC	3.0	2.5	1650	$1,800	$1.09	21d	1	0.77mi
25 Apricot Ln Duncan, SC	3.0	2.5	1549	$1,750	$1.13	13d	1	1.07mi
32 Apricot Ln Duncan, SC	3.0	2.5	1498	$1,550	$1.03	21d	1	1.10mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: exterior maint.

Listing history 43 events

1. 2026-06-18
   days on market $198,000 Active 48 DOM
2. 2026-06-17
   days on market $198,000 Active 47 DOM
3. 2026-06-16
   days on market $198,000 Active 46 DOM
4. 2026-06-15
   days on market $198,000 Active 45 DOM
5. 2026-06-14
   days on market $198,000 Active 43 DOM
6. 2026-06-13
   days on market $198,000 Active 42 DOM
7. 2026-06-10
   days on market $198,000 Active 40 DOM
8. 2026-06-09
   days on market $198,000 Active 39 DOM
9. 2026-06-08
   days on market $198,000 Active 38 DOM
10. 2026-06-07
    days on market $198,000 Active 37 DOM
11. 2026-06-02
    days on market $198,000 Active 32 DOM
12. 2026-06-01
    days on market $198,000 Active 31 DOM
13. 2026-05-31
    days on market $198,000 Active 30 DOM
14. 2026-05-30
    days on market $198,000 Active 29 DOM
15. 2026-05-01
    listed $198,000 Active

    Show marketing remark (940 chars)

    Welcome to 308 Hague Drive in the desirable Fairmont Ridge community, offering low-maintenance living in a highly convenient and desirable location in Spartanburg. This 3-bedroom, 2.5-bath townhome features an open-concept main level that flows seamlessly from the living and dining areas into the kitchen, creating a bright, functional space that’s perfect for both everyday living and entertaining. Upstairs, the primary suite offers a private bath and walk-in closet, while two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to a fully fenced backyard, a rare find in this community. Ideal for pets, privacy, or simply enjoying your own private outdoor space. The HOA handles exterior maintenance, making this an easy, lock-and-leave option for busy professionals, travelers, or anyone looking to simplify and enjoy the benefits of low maintenance ownership. 100% USDA FINANCING ELIGIBLE

16. 2026-05-01
    listed $198,000 Active 940-char remark

    Show marketing remark (940 chars)

    Welcome to 308 Hague Drive in the desirable Fairmont Ridge community, offering low-maintenance living in a highly convenient and desirable location in Spartanburg. This 3-bedroom, 2.5-bath townhome features an open-concept main level that flows seamlessly from the living and dining areas into the kitchen, creating a bright, functional space that’s perfect for both everyday living and entertaining. Upstairs, the primary suite offers a private bath and walk-in closet, while two additional bedrooms provide flexibility for guests, family, or a home office. Step outside to a fully fenced backyard, a rare find in this community. Ideal for pets, privacy, or simply enjoying your own private outdoor space. The HOA handles exterior maintenance, making this an easy, lock-and-leave option for busy professionals, travelers, or anyone looking to simplify and enjoy the benefits of low maintenance ownership. 100% USDA FINANCING ELIGIBLE

17. 2025-09-13
    historical
18. 2025-09-04
    status Active
19. 2025-09-04
    status Active
20. 2025-09-03
    status Pending
21. 2025-09-03
    historical Contingency Contract
22. 2025-08-14
    price $220,000
23. 2025-08-14
    price $220,000
24. 2025-07-28
    price $225,000
25. 2025-07-28
    price $225,000
26. 2025-06-13
    listed $230,000 Active
27. 2025-06-13
    listed $230,000 Active
28. 2023-06-12
    historical
29. 2023-05-04
    listed $230,000 Active
30. 2020-03-26
    soldstatus $168,500
31. 2020-03-17
    soldstatus $168,500 Sold CO-OP Member
32. 2020-03-17
    soldstatus $168,500 Sold
33. 2020-03-17
    soldstatus $168,500 Sold
34. 2020-02-06
    status Pending
35. 2020-02-06
    historical Contingent on Inspection
36. 2020-02-06
    historical Contingency Contract
37. 2020-01-17
    price $168,500
38. 2020-01-17
    price $168,500
39. 2020-01-17
    price $168,500
40. 2019-12-23
    listed $169,900 Active
41. 2019-12-23
    listed $169,900 Active
42. 2019-12-23
    listed $169,900 Active
43. 2015-10-29
    listed $154,900

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $24,924
• − Mortgage interest: −$11,091
• − Property taxes: −$1,171
• − Insurance: −$990
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$1,680
• − Depreciation: −$5,760
• Taxable income: $244
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $3,330/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 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: Spartanburg County · 258,607 people
• City population: 129
• Metro: Spartanburg, SC
• Population (ZIP): 18,575
• Household income: $81,413
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 300.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -63.74%
• Current HPI: 230.2483
• Rent YoY: ▲ 1.52%
• 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

+27.8% since first listed

29 events — show timeline

• 2026-05-01 Listed $198,000 SPMLS
• 2026-05-01 Listed $198,000 Greater Greenville MLS
• 2025-09-13 Listing Removed — Greater Greenville MLS
• 2025-09-04 Relisted — SPMLS
• 2025-09-04 Relisted — Greater Greenville MLS
• 2025-09-03 Pending — SPMLS
• 2025-09-03 Contingent — Greater Greenville MLS
• 2025-08-14 Price Changed $220,000 Greater Greenville MLS
• 2025-08-14 Price Changed $220,000 SPMLS
• 2025-07-28 Price Changed $225,000 Greater Greenville MLS
• 2025-07-28 Price Changed $225,000 SPMLS
• 2025-06-13 Listed $230,000 SPMLS
• 2025-06-13 Listed $230,000 Greater Greenville MLS
• 2023-06-12 Listing Removed — Greater Greenville MLS
• 2023-05-04 Listed $230,000 Greater Greenville MLS
• 2020-03-26 Sold (Public Records) $168,500 Public Records
• 2020-03-17 Sold (MLS) $168,500 Greater Greenville MLS
• 2020-03-17 Sold (MLS) $168,500 WUMLS
• 2020-03-17 Sold (MLS) $168,500 SPMLS
• 2020-02-06 Pending — WUMLS
• 2020-02-06 Contingent — SPMLS
• 2020-02-06 Contingent — Greater Greenville MLS
• 2020-01-17 Price Changed $168,500 SPMLS
• 2020-01-17 Price Changed $168,500 Greater Greenville MLS
• 2020-01-17 Price Changed $168,500 WUMLS
• 2019-12-23 Listed $169,900 Greater Greenville MLS
• 2019-12-23 Listed $169,900 WUMLS
• 2019-12-23 Listed $169,900 SPMLS
• 2015-10-29 Listed $154,900 SPMLS

Property tax history

+8.8%/yr

Latest (2025): $1,171 · +0.9% YoY. Source: county tax records.