267 Beason St · Woodruff, SC 29388

$69,900

2 bd · 1.0 ba · 959 sqft · SingleFamily public records · 17 Days on market

Built 1960 0.34 ac lot Est $125k · 44% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

267 Beason Street in Woodruff is a great opportunity for investors, flippers, or buyers looking to add their own touch. This 2-bedroom, 1-bath handyman special features a brand-new roof, new front porch, and new exterior doors, providing a solid start for renovations. Situated on a spacious, level lot, the property offers plenty of room for outdoor living, expansion, or future improvements. With strong potential and a convenient location, this home is ready for its next owner to bring their vision to life. Owner Financing with approved qualifications.

Key facts

• Brand new roof
• New front porch
• New exterior doors

Tags

• BRAND NEW ROOF
• NEW FRONT PORCH
• NEW EXTERIOR DOORS
• SPACIOUS LEVEL LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Level lot; Zoned R-2
• Exterior features: Front porch

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Electric water heater; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.0% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Elementary (math 48% / reading 41%, grade F, #226 of 597 statewide, top 40%, 647 students, 81% FRL); Woodruff Middle (math 42% / reading 38%, grade F, #78 of 229 statewide, top 35%, 686 students, 78% FRL); Woodruff High (math 67% / reading 82%, grade B+, #38 of 196 statewide, top 20%, 788 students, 73% FRL) — zoned schools average 77% FRL vs 54% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 is only 17% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

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 $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.62% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.04%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $124,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Woodruff St	0.04mi	2/1.0	956 (-0%)	18mo	$85,000	$89	82
249 Poole St	0.17mi	2/1.0	921 (-4%)	15mo	$120,000	$130	73
308 Poole St	0.16mi	1/1.0 (-1)	816 (-15%)	2mo	$65,000	$80	61
429 Poole St	0.25mi	2/1.0	816 (-15%)	6mo	$46,000	$56	59
140 Simpson Ave	0.34mi	2/1.0	1,100 (+15%)	3mo	$92,000	$84	57
561 Woodruff St	0.40mi	3/2.0 (+1)	910 (-5%)	11mo	$162,500	$179	55
121 Wofford St St	0.59mi	3/1.0 (+1)	975 (+2%)	14mo	$165,000	$169	53
443 Buncombe St	0.24mi	3/1.0 (+1)	1,069 (+12%)	15mo	$92,500	$87	52
16 Poplar St	0.42mi	3/2.0 (+1)	1,090 (+14%)	2mo	$210,000	$193	47
20 Poplar St	0.47mi	3/2.0 (+1)	1,100 (+15%)	1mo	$221,000	$201	44
107 White Oak Rd	0.61mi	3/1.0 (+1)	1,040 (+8%)	15mo	$124,000	$119	40
606 Buncombe St	0.45mi	3/2.0 (+1)	1,100 (+15%)	14mo	$239,900	$218	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.80×
• Total profit: $15,734
• Equity at exit: $10,422

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $48,575
• Equity at exit: $6,044

Cash invested: $19,572 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $425

Break-even live

Break-even rent $598

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Fairview St Unit 1 Woodruff, SC	2.0	1.0	896	$875	$0.98	23d	1	0.66mi
605 Round St Woodruff, SC	2.0	1.0	1073	$1,395	$1.30	23d	1	0.92mi
727 S Main St Unit 1 Woodruff, SC	2.0	1.0	800	$800	$1.00	23d	1	1.06mi

Listing history 13 events

1. 2026-06-18
   days on market $69,900 Active 17 DOM
2. 2026-06-17
   days on market $69,900 Active 16 DOM
3. 2026-06-16
   days on market $69,900 Active 15 DOM
4. 2026-06-15
   days on market $69,900 Active 14 DOM
5. 2026-06-13
   days on market $69,900 Active 12 DOM
6. 2026-06-13
   days on market $69,900 Active 11 DOM
7. 2026-06-10
   days on market $69,900 Active 9 DOM
8. 2026-06-09
   days on market $69,900 Active 8 DOM
9. 2026-06-08
   days on market $69,900 Active 7 DOM
10. 2026-06-07
    days on market $69,900 Active 6 DOM
11. 2026-06-03
    days on market $69,900 Active 2 DOM
12. 2026-06-02
    remarks 557-char remark
13. 2026-06-02
    listed $69,900 Active 1 DOM

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,628
• − Mortgage interest: −$3,915
• − Property taxes: −$921
• − Insurance: −$350
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,033
• Taxable income: $4,228
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,082/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 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

Livability — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodruff, SC
• County: Spartanburg County · 258,607 people
• City population: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 303.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-01 Listed $69,900 SPMLS

Property tax history

+3.0%/yr

Latest (2025): $921 · +1.7% YoY. Source: county tax records.