3409 Woodcross Dr · Reidville, SC 29369

$323,900

5 bd · 3.0 ba · 2,511 sqft · Land · 42 Days on market

Built 2026 7,405 sqft lot $44/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 3409 Woodcross Drive, a stunning new home in our Lightwood Cottages community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, providing plenty of space for all. As you enter, you’ll be greeted by a welcoming foyer that leads into a home office, then opens into the heart of the home. The open-concept layout seamlessly connects the large living room, dining area, and functional kitchen, creating an ideal space for both everyday living and entertaining. The kitchen is equipped with a walk-in pantry, stainless steel appliances, and a center island with a breakfast bar, making it perfect for meal prep and casual gatherings. Also on the first floor, off the living room, is a convenient guest bedroom and a full bathroom, featuring added flexibility. Upstairs, the spacious primary suite features a walk-in closet and an en suite bathroom with dual vanities. The four additional bedrooms share a third full bathroom, providing ample space and privacy for all. The upstairs also includes a loft space, perfect for family entertainment, gaming, or a cozy reading nook. With its luxurious design and thoughtful layout, this home Features both comfort and practicality for modern living. Pictures are representative.

Key facts

• Walk in pantry
• Open concept layout
• Center island

Tags

• HOME OFFICE
• OPEN CONCEPT LAYOUT
• WALK IN PANTRY
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• GUEST BEDROOM

Property features AI

Finance

• Other: Approximate completion date: August 17, 2026
• HOA & community: Homeowners association in community; HOA covers common area electricity, pool, and street lights; Community amenities include common areas, lights, playground, pool, and some sidewalks

Exterior

• Parking: Attached 2-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Gas tankless water heater; Electric service (for cooling and dryer hookup)
• Home design: Two-story single-family home (Hayden A model); Under construction (approx. built 2026); Entry level details not specified; Level lot with underground utilities
• Construction: Built by D.R. Horton; Slab foundation
• Exterior features: Patio; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Vinyl siding; Composition shingle roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Standalone gas range; Gas oven (self-cleaning); Built-in microwave; Kitchen approximately 11 x 13
• Bedrooms: Primary suite on 2nd level with double sink, shower (no tub), walk-in closet and additional closets; Main level bedroom (1); Bedroom sizes: Primary ~13 x 20; other bedrooms ~12 x 11, 11 x 11, 11 x 10
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central forced cooling (electric)
• Interior features: Attic stairs (pull-down); Cable available; Smooth ceilings; Solid surface countertops; Open floor plan; Smoke detectors; Walk-in closet(s); Walk-in pantry; Radon mitigation system; Smart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor with walk-in area and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $324k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (24.1% below list).
• Recommended offer: $246k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Reidville Elementary (math 57% / reading 57%, grade C+, #102 of 597 statewide, top 18%, 667 students, 46% FRL).
• Market conditions: Rents rising (+1.8%/yr); 355 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $10k 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 ($314k) is reasonable based on typical stale-listing flexibility.
• 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 $245,923 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.15×
• Total profit: $-77,107
• Equity at exit: $48,295

10-year hold

• IRR: -25.8%
• Equity multiple: -0.18×
• Total profit: $-106,959
• Equity at exit: $28,005

Cash invested: $90,692 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 355
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,858/yr
• Insurance: −$135
• HOA: −$44
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-340

Break-even live

Break-even rent $2,889

Max offer price $274,758

Occupancy floor —

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: $80,975
• Closing costs: $9,717
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3125 Hickory Ridge Trl Moore, SC	4.0	2.5	2175	$2,045	$0.94	3d	1	0.27mi
340 Fenwick Dr Woodruff, SC	4.0	2.5	2800	$2,200	$0.79	10d	1	0.69mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 17 events

1. 2026-06-18
   days on market $323,900 Active 42 DOM
2. 2026-06-17
   days on market $323,900 Active 41 DOM
3. 2026-06-16
   days on market $323,900 Active 40 DOM
4. 2026-06-15
   days on market $323,900 Active 39 DOM
5. 2026-06-14
   days on market $323,900 Active 37 DOM
6. 2026-06-13
   days on market $323,900 Active 36 DOM
7. 2026-06-10
   days on market $323,900 Active 34 DOM
8. 2026-06-09
   days on market $323,900 Active 33 DOM
9. 2026-06-08
   days on market $323,900 Active 32 DOM
10. 2026-06-07
    pricedays on market $323,900 Active 31 DOM
11. 2026-06-02
    days on market $321,990 Active 26 DOM
12. 2026-06-01
    days on market $321,990 Active 25 DOM
13. 2026-05-31
    days on market $321,990 Active 24 DOM
14. 2026-05-30
    days on market $321,990 Active 23 DOM
15. 2026-05-08
    listed $321,990 Active 1275-char remark

    Show marketing remark (1275 chars)

    Check out 3409 Woodcross Drive, a stunning new home in our Lightwood Cottages community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, providing plenty of space for all. As you enter, you’ll be greeted by a welcoming foyer that leads into a home office, then opens into the heart of the home. The open-concept layout seamlessly connects the large living room, dining area, and functional kitchen, creating an ideal space for both everyday living and entertaining. The kitchen is equipped with a walk-in pantry, stainless steel appliances, and a center island with a breakfast bar, making it perfect for meal prep and casual gatherings. Also on the first floor, off the living room, is a convenient guest bedroom and a full bathroom, featuring added flexibility. Upstairs, the spacious primary suite features a walk-in closet and an en suite bathroom with dual vanities. The four additional bedrooms share a third full bathroom, providing ample space and privacy for all. The upstairs also includes a loft space, perfect for family entertainment, gaming, or a cozy reading nook. With its luxurious design and thoughtful layout, this home Features both comfort and practicality for modern living. Pictures are representative.

16. 2026-05-07
    listed $321,990 Active
17. 2026-04-29
    listed $321,990 Active 1270-char remark

    Show marketing remark (1270 chars)

    Check out 3409 Woodcross Drive, a stunning new home in our Lightwood Cottages community. This spacious two-story home features five bedrooms, three bathrooms, and a two-car garage, providing plenty of space for all. As you enter, you'll be greeted by a welcoming foyer that leads into a home office, then opens into the heart of the home. The open-concept layout seamlessly connects the large living room, dining area, and functional kitchen, creating an ideal space for both everyday living and entertaining. The kitchen is equipped with a walk-in pantry, stainless steel appliances, and a center island with a breakfast bar, making it perfect for meal prep and casual gatherings. Also on the first floor, off the living room, is a convenient guest bedroom and a full bathroom, featuring added flexibility. Upstairs, the spacious primary suite features a walk-in closet and an en suite bathroom with dual vanities. The three additional bedrooms share a third full bathroom, providing ample space and privacy for all. The upstairs also includes a loft space, perfect for family entertainment, gaming, or a cozy reading nook. With its luxurious design and thoughtful layout, this home Features both comfort and practicality for modern living. Pictures are representative.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,511
• − Mortgage interest: −$18,143
• − Property taxes: −$4,858
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − HOA: −$528
• − Depreciation: −$9,423
• Taxable loss: −$9,783
• Est. tax savings @ 24.0%: +$2,348
• After-tax cash flow: $-1,727/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): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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 (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $321,990 SPMLS
• 2026-05-07 Listed $321,990 Greater Greenville MLS
• 2026-04-29 Listed $321,990 Zillow

Property tax history

+0.0%/yr

Latest (2025): $126 · +0.0% YoY. Source: county tax records.