139 Martin St · Arcadia, SC 29301

$118,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 286 Days on market

Built 2013 10,018 sqft lot

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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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

Key facts

• Large owner's suite
• Separate shower
• Breakfast area

Tags

• SPACIOUS LIVING ROOM
• BREAKFAST AREA
• BREAKFAST BAR
• LARGE OWNER'S SUITE
• GARDEN TUB
• SEPARATE SHOWER

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Paved asphalt driveway; No garage
• Security: Smoke detector
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup; Electric service
• Home design: Single-story residential home; Built in 2013; Crawl space foundation; Clayton-built
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Some storm doors; Level lot with some trees

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Smooth-top range; Range hood
• Bedrooms: Primary bedroom on main level with double sinks, full bath, separate shower, garden tub, and walk-in closet; Second bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heat pump (heating and cooling)
• Interior features: Cable available; Ceiling fans; Blown ceiling insulation; Smoke detector; Jetted tub; Laminate countertops; Window treatments remain; Office/Study; Breakfast area
• Laundry & utility: First-floor laundry with walk-in area, washer connection, and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.9% in Arcadia — 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 60/100 on livability (#232 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Spartanburg 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairforest Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 782 students, 82% FRL) — zoned schools average 82% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 466 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 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 286 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $7k; list at $118k implies a 1586% gain — meaningful room to come down on a strong offer.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-9,325
• Equity at exit: $17,594

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-5,287
• Equity at exit: $10,202

Cash invested: $33,040 (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 29301

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 466
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $213

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 79%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Hayne St Spartanburg, SC	2.0	1.0–2.0	1384	$1,465	$1.06	13d	4	0.77mi
100 W Cleveland St Spartanburg, SC	3.0	1.0–2.0	1358	$1,497	$1.10	13d	11	0.86mi
1139 Ridgecrest Ave Spartanburg, SC	2.0	1.0	760	$750	$0.99	13d	1	0.86mi
100 Keats Dr Spartanburg, SC	1.0–2.0	1.0–2.0	964	$1,381	$1.43	13d	13	1.34mi

Listing history 22 events

1. 2026-06-10
   status $118,000 Pending 286 DOM
2. 2026-06-09
   days on market $118,000 Active 286 DOM
3. 2026-06-08
   days on market $118,000 Active 285 DOM
4. 2026-06-07
   days on market $118,000 Active 284 DOM
5. 2026-06-02
   days on market $118,000 Active 279 DOM
6. 2026-06-01
   days on market $118,000 Active 278 DOM
7. 2026-05-31
   days on market $118,000 Active 277 DOM
8. 2026-05-30
   days on market $118,000 Active 276 DOM
9. 2026-04-08
   status Active 384-char remark

   Show marketing remark (384 chars)

   BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

10. 2026-04-08
    status Active

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

11. 2026-03-20
    status Pending 384-char remark

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

12. 2026-03-20
    status Pending

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

13. 2026-03-11
    status Active 384-char remark

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

14. 2026-03-11
    status Active

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

15. 2026-02-13
    status Pending

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

16. 2026-02-13
    status Pending 384-char remark

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

17. 2026-02-12
    price $118,000

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

18. 2026-02-12
    price $118,000 384-char remark

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

19. 2025-07-14
    listed $122,500 Active 384-char remark

    Show marketing remark (384 chars)

    BACK ON MARKET! Buyer had financing issues! WELL KEPT 16 x 76 Single wide! Features include 2BR/2BA spacious living room and kitchen, breakfast area plus breakfast bar, all appliances remain, large Owner's suite w/ garden tub, separate shower, double sinks & walk-in closet. Great location on Spartanburg's west side! Home was manufactured in 2013 and has not been de-titled.

20. 2025-07-12
    listed $122,500 Active
21. 2023-11-20
    soldstatus $7,000
22. 2023-10-20
    listed $7,000

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

Taxation est. · year 1

• Rental income: $15,629
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,433
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,387/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 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 of 80 in SC

Livability — Arcadia

• Score: 60/100
• State rank: #232
• US rank: #19542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, SC
• County: Spartanburg County · 258,607 people
• City population: 526
• Metro: Spartanburg, SC
• Population (ZIP): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

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 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% 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: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• 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

+1585.7% since first listed

14 events — show timeline

• 2026-04-08 Relisted — SPMLS
• 2026-04-08 Relisted — Greater Greenville MLS
• 2026-03-20 Pending — SPMLS
• 2026-03-20 Pending — Greater Greenville MLS
• 2026-03-11 Relisted — SPMLS
• 2026-03-11 Relisted — Greater Greenville MLS
• 2026-02-13 Pending — Greater Greenville MLS
• 2026-02-13 Pending — SPMLS
• 2026-02-12 Price Changed $118,000 Greater Greenville MLS
• 2026-02-12 Price Changed $118,000 SPMLS
• 2025-07-14 Listed $122,500 SPMLS
• 2025-07-12 Listed $122,500 Greater Greenville MLS
• 2023-11-20 Sold (MLS) $7,000 SPMLS
• 2023-10-20 Listed $7,000 SPMLS