139 Whittier Pl · Hilltop, SC 29303

$145,000

4 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 1 Days on market

Built 1963 0.40 ac lot Est $216k · 33% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.8/10.0
• 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 MLS

Great investment opportunity. 3 bedroom 2 bath home just 5 minutes from down town Spartanburg. Close to shopping, hospitals , schools, restaurants, and interstate 85 and Interstate 26. Schedule your showing today.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Front porch

Interior

• Kitchen: Electric water heater
• Flooring: Parquet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Electric forced-air heating
• Interior features: Walk-in closet(s); Open floor plan
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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.
• Zoned schools: Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 85% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 73% at this address vs 38% district-wide (+36 pts) — the actual schools serving this property are materially stronger than the Spartanburg 07 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $1,861/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 1218% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $215,501
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Whittier Pl	0.00mi	3/2.0 (-1)	1,781 (0%)	1mo	$145,000	$81	94
140 Lanier St	0.05mi	3/2.0 (-1)	1,598 (-10%)	1mo	$239,000	$150	74
457 Hawthorne Rd	0.18mi	3/2.0 (-1)	1,962 (+10%)	0mo	$170,000	$87	69
140 Huxley St	0.16mi	3/2.0 (-1)	2,039 (+14%)	6mo	$230,000	$113	58
541 Glenwood Dr	0.27mi	3/2.0 (-1)	1,555 (-13%)	12mo	$254,000	$163	51
791 Fulton Ave	0.57mi	3/2.0 (-1)	1,937 (+9%)	5mo	$216,000	$112	50
250 Sullivan Ave	0.18mi	3/1.5 (-1)	1,551 (-13%)	17mo	$150,000	$97	49
300 W Wood Street St	0.54mi	4/2.0	1,556 (-13%)	9mo	$189,000	$121	46
270 Pierpont Ave	0.58mi	3/2.0 (-1)	1,600 (-10%)	15mo	$210,000	$131	39
210 Pierpont Ave	0.68mi	4/2.5	2,048 (+15%)	17mo	$255,000	$125	27

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,889
• Equity at exit: $21,620

10-year hold

• IRR: 12.2%
• Equity multiple: 2.00×
• Total profit: $40,438
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$760
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $393

Break-even live

Break-even rent $1,364

Max offer price $145,000

Occupancy floor 74%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Howard St Spartanburg, SC	3.0–4.0	2.5–3.5	1729	$2,195	$1.27	13d	70	1.15mi
500 Howard St Spartanburg, SC	1.0–3.0	1.0–2.0	999	$1,650	$1.65	13d	1	1.17mi
458 Arch St Spartanburg, SC	4.0	1.5	1380	$1,325	$0.96	21d	1	1.18mi
650 Polina Ave Spartanburg, SC	1.0–3.0	1.0–2.5	1243	$1,999	$1.61	13d	9	1.40mi
32 Beverly Hills Spartanburg, SC	3.0	2.5	1368	$1,425	$1.04	13d	1	1.46mi
30 Beverly Hills Dr Spartanburg, SC	3.0	2.5	1368	$1,575	$1.15	21d	1	1.47mi

Listing history 7 events

1. 2026-05-08
   status Pending
2. 2026-05-08
   status Active
3. 2026-05-07
   listed $145,000
4. 2025-07-08
   soldstatus $130,000
5. 2025-07-07
   soldstatus $130,000 Closed 213-char remark

   Show marketing remark (213 chars)

   Great investment opportunity. 3 bedroom 2 bath home just 5 minutes from down town Spartanburg. Close to shopping, hospitals , schools, restaurants, and interstate 85 and Interstate 26. Schedule your showing today.

6. 2025-05-25
   status Pending 213-char remark

   Show marketing remark (213 chars)

   Great investment opportunity. 3 bedroom 2 bath home just 5 minutes from down town Spartanburg. Close to shopping, hospitals , schools, restaurants, and interstate 85 and Interstate 26. Schedule your showing today.

7. 2025-05-23
   listed $125,000 Active 213-char remark

   Show marketing remark (213 chars)

   Great investment opportunity. 3 bedroom 2 bath home just 5 minutes from down town Spartanburg. Close to shopping, hospitals , schools, restaurants, and interstate 85 and Interstate 26. Schedule your showing today.

ⓘ 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/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 1/10 Low
• 🌡 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: $22,336
• − Mortgage interest: −$8,122
• − Property taxes: −$3,084
• − Insurance: −$725
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$4,218
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,085/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 — Hilltop

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

Census & demographics

• Census place: Hilltop, 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

+16.0% since first listed

7 events — show timeline

• 2026-05-08 Pending — SPMLS
• 2026-05-08 Relisted — SPMLS
• 2026-05-07 Listed $145,000 SPMLS
• 2025-07-08 Sold (Public Records) $130,000 Public Records
• 2025-07-07 Sold (MLS) $130,000 SPMLS
• 2025-05-25 Pending — SPMLS
• 2025-05-23 Listed $125,000 SPMLS

Property tax history

+3.2%/yr

Latest (2025): $3,084 · +2.9% YoY. Source: county tax records.