109 W Branyon Heights Ave · Spartanburg, SC 29306

$150,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 42 Days on market

Built 1995 10,019 sqft lot Est $175k · 14% under

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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 +18.5/30.0
• ARV discount +14.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4 bedroom/2 full bath home features a newer roof and HVAC system. The home does need carpet or some type of flooring in each room. Located just minutes from downtown Spartanburg this home is a diamond in the rough with lots of potential. A nice level lot with mature trees gives room to enjoy the outdoors as well. Make your appointment today and start planning how to create a home that suits your lifestyle.

Key facts

• 0.23 acre lot
• Built 1995
• Listed 42 days

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Above-grade finished area (see listing for details)
• Exterior features: Front porch; Storm door(s); Composition roof; Level, wooded lot

Interior

• Kitchen: Electric cooktop; Free-standing range
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Vinyl; See remarks
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating and cooling; Electric heating and cooling
• Interior features: Laminate counters; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $132k (12.2% below list).
• Recommended offer: $132k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.9% in Spartanburg — 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 76/100 on livability (#24 in SC, #3,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• 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 (+3.5%/yr); 234 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 38% of the median local income ($41k/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 $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 42 days — a 3% lower offer ($146k) 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 $131,756 (12.2% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $175,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Crestwood Pl	0.16mi	3/1.0	1,196 (+4%)	4mo	$170,000	$142	79
347 Crestview Dr	0.09mi	2/1.0 (-1)	1,116 (-3%)	4mo	$165,000	$148	78
517 Pennwood Dr	0.52mi	3/2.0	1,176 (+2%)	1mo	$219,000	$186	71
510 Hilda St	0.36mi	3/1.0	1,088 (-6%)	7mo	$144,500	$133	64
248 Sweetie Way	0.57mi	2/1.0 (-1)	1,148 (-0%)	1mo	$60,000	$52	63
228 Charlesworth Ave	0.34mi	3/1.0	1,255 (+9%)	4mo	$149,900	$119	61
516 Pennwood Drive Dr	0.52mi	3/1.0	1,100 (-4%)	6mo	$167,000	$152	59
217 Briarcliff Rd	0.68mi	2/1.0 (-1)	1,154 (+0%)	2mo	$195,000	$169	57
784 John B White Sr Blvd	0.46mi	3/2.0	1,305 (+13%)	0mo	$221,000	$169	56
135 White Oak Rd	0.57mi	2/1.0 (-1)	1,234 (+7%)	2mo	$185,000	$150	51
115 Rosemary Rd	0.66mi	3/1.5	1,044 (-9%)	6mo	$175,000	$168	47
153 White Oak Rd	0.52mi	2/1.0 (-1)	981 (-15%)	7mo	$150,000	$153	36

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-14,715
• Equity at exit: $22,365

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,106
• Equity at exit: $12,969

Cash invested: $42,000 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 234
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$787
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $142

Break-even live

Break-even rent $1,138

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $227	-5% $184	+0% $142	+5% $100	+10% $57
Rent	-10% $38	-5% $90	+0% $142	+5% $194	+10% $246
Rate	-1.0pp $218	-0.5pp $180	base $142	+0.5pp $103	+1.0pp $64

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Amherst Dr Spartanburg, SC	2.0	1.0	763	$975	$1.28	14d	1	0.36mi
522 Pennwood Dr Spartanburg, SC	3.0	1.0	1153	$1,400	$1.21	22d	1	0.48mi
624 Crescent Ave Unit 1 Spartanburg, SC	2.0	1.0	819	$1,000	$1.22	22d	1	0.56mi
180 S Pine Lake Dr Spartanburg, SC	1.0–3.0	1.0	796	$999	$1.25	14d	3	0.78mi
116 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	22d	1	1.03mi
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	22d	1	1.03mi
118 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	22d	1	1.05mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	22d	1	1.09mi
106 Kensington Dr Apt 308 Spartanburg, SC	2.0	1.0	912	$1,029	$1.13	14d	1	1.15mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	22d	1	1.21mi
275 Vanderbilt Spartanburg, SC	3.0	2.5	1300	$1,495	$1.15	14d	1	1.44mi
267 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,795	$1.38	22d	1	1.45mi
235 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,844	$1.42	22d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 42 DOM
2. 2026-06-17
   days on market $150,000 Active 41 DOM
3. 2026-06-16
   days on market $150,000 Active 40 DOM
4. 2026-06-15
   days on market $150,000 Active 39 DOM
5. 2026-06-14
   days on market $150,000 Active 37 DOM
6. 2026-06-13
   days on market $150,000 Active 36 DOM
7. 2026-06-10
   days on market $150,000 Active 34 DOM
8. 2026-06-09
   days on market $150,000 Active 33 DOM
9. 2026-06-08
   days on market $150,000 Active 32 DOM
10. 2026-06-07
    days on market $150,000 Active 31 DOM
11. 2026-06-02
    days on market $150,000 Active 26 DOM
12. 2026-06-01
    days on market $150,000 Active 25 DOM
13. 2026-05-31
    days on market $150,000 Active 24 DOM
14. 2026-05-30
    days on market $150,000 Active 23 DOM
15. 2026-05-07
    listed $150,000 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: $597 · $50/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$258/yr (+$21/mo · 43.2%)

ⓘ 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 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: $15,811
• − Mortgage interest: −$8,402
• − Property taxes: −$597
• − Insurance: −$750
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,364
• Taxable loss: −$832
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,904/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 — Spartanburg

• Score: 76/100
• State rank: #24
• US rank: #3679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spartanburg, SC
• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 16,714
• Household income: $41,356
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1064.0

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 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -90.67%
• Current HPI: 213.1266
• Rent YoY: ▲ 3.46%
• 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

• 2026-05-07 Listed $150,000 SPMLS

Property tax history

+6.5%/yr

Latest (2025): $597 · +1.7% YoY. Source: county tax records.