501 E Robinson St · Gaffney, SC 29340

$79,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 19 Days on market

8,276 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! With some TLC this 3 bedroom home with one centrally located bathroom would make a fantastic rental or flip opportunity! It has a new roof and is situated on a corner lot, close to town.

Key facts

• Close to town
• New roof
• Corner lot

Tags

• NEW ROOF
• CORNER LOT
• CLOSE TO TOWN

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Composition roof
• Exterior features: Deck; Porch; Corner lot

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Electric water heater; Hardwood and laminate flooring; No central heating or cooling
• Laundry & utility: No designated laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.6% in Gaffney — 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 66/100 on livability (#112 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities D+, crime D, commute F.
• Cherokee 01 (rural): math 29% / reading 40% proficiency, ranked #47 of 80 in SC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Limestone-Central Elementary (math 27% / reading 32%, grade F, #399 of 597 statewide, top 69%, 490 students, 100% FRL); Gaffney Middle (math 25% / reading 37%, grade F, #128 of 229 statewide, top 58%, 921 students, 100% FRL); Gaffney High (math 40% / reading 75%, grade C, #116 of 196 statewide, top 59%, 1,838 students, 84% FRL) — zoned schools average 95% FRL vs 64% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 200 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.07%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $178,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E Robinson St	0.13mi	3/2.0	1,452 (+4%)	7mo	$199,900	$138	77
317 Sycamore St St	0.33mi	3/2.0	1,447 (+4%)	1mo	$189,000	$131	74
401 Elm St	0.33mi	3/1.0	1,374 (-2%)	10mo	$75,000	$55	73
512 E Jefferies St	0.49mi	2/1.0 (-1)	1,436 (+3%)	1mo	$140,000	$97	66
109 Washington Ave	0.49mi	3/1.0	1,300 (-7%)	1mo	$118,500	$91	65
205 Magnolia St	0.24mi	3/2.0	1,199 (-14%)	1mo	$170,850	$142	60
362 E Floyd Baker Blvd	0.32mi	3/1.0	1,205 (-14%)	4mo	$76,000	$63	58
306 Martin St St	0.64mi	3/2.0	1,302 (-7%)	4mo	$167,000	$128	51
508 W Frederick St	0.65mi	2/1.0 (-1)	1,316 (-6%)	6mo	$72,000	$55	50
1103 Elmore St	0.73mi	3/2.0	1,292 (-7%)	2mo	$247,000	$191	48
608 Littlejohn St	0.73mi	3/2.0	1,215 (-13%)	1mo	$170,000	$140	39
311 Washington Ave Ave	0.69mi	2/1.0 (-1)	1,260 (-10%)	11mo	$139,900	$111	37

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $10,882
• Equity at exit: $11,913

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $40,165
• Equity at exit: $6,908

Cash invested: $22,372 (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 29340

• Home prices YoY: -29.7%
• Active inventory: 158
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $374

Break-even live

Break-even rent $668

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $419	-5% $397	+0% $374	+5% $351	+10% $329
Rent	-10% $284	-5% $329	+0% $374	+5% $419	+10% $464
Rate	-1.0pp $414	-0.5pp $394	base $374	+0.5pp $353	+1.0pp $332

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 S Oliver St Gaffney, SC	1.0–2.0	1.0	900	$955	$1.06	16d	5	0.89mi

Listing history 28 events

1. 2026-06-15
   statusdays on market $79,900 Pending 19 DOM
2. 2026-06-14
   days on market $79,900 Active 18 DOM
3. 2026-06-13
   days on market $79,900 Active 17 DOM
4. 2026-06-10
   days on market $79,900 Active 15 DOM
5. 2026-06-09
   days on market $79,900 Active 14 DOM
6. 2026-06-08
   days on market $79,900 Active 13 DOM
7. 2026-06-07
   days on market $79,900 Active 12 DOM
8. 2026-06-02
   days on market $79,900 Active 7 DOM
9. 2026-06-01
   days on market $79,900 Active 6 DOM
10. 2026-05-31
    days on market $79,900 Active 5 DOM
11. 2026-05-30
    days on market $79,900 Active 4 DOM
12. 2026-05-26
    listed $79,900 Active 204-char remark

    Show marketing remark (204 chars)

    Investor special! With some TLC this 3 bedroom home with one centrally located bathroom would make a fantastic rental or flip opportunity! It has a new roof and is situated on a corner lot, close to town.

13. 2026-05-26
    listed $79,900 Active

    Show marketing remark (204 chars)

    Investor special! With some TLC this 3 bedroom home with one centrally located bathroom would make a fantastic rental or flip opportunity! It has a new roof and is situated on a corner lot, close to town.

14. 2025-07-09
    price $63,900
15. 2025-07-09
    price $63,900
16. 2025-07-02
    status Active
17. 2025-07-02
    status Active
18. 2025-06-12
    status Pending
19. 2025-04-08
    price $64,900
20. 2025-04-08
    price $64,900
21. 2025-03-31
    price $65,900
22. 2025-03-31
    price $65,900
23. 2025-03-19
    price $69,900
24. 2025-03-19
    price $69,900
25. 2025-02-15
    price $74,900
26. 2025-01-30
    listed $79,900 Active
27. 2025-01-28
    listed $79,900 Active
28. 2022-05-26
    soldstatus $1,630,000

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,703
• − Mortgage interest: −$4,476
• − Property taxes: −$909
• − Insurance: −$400
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,324
• Taxable income: $3,402
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,673/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: Cherokee 01
• NCES district ID: 4501500
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $34,262
• Composite: 28.39/100
• National rank: #6768
• State rank: #47 of 80 in SC

Livability — Gaffney

• Score: 66/100
• State rank: #112
• US rank: #11549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gaffney, SC
• County: Cherokee County · 41,410 people
• City population: 41,410
• Metro: Gaffney, SC
• Population (ZIP): 20,763
• Household income: $44,123
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 257.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 58,602 people
• By 2030: 59,336 · +1.3%
• By 2040: 60,266 · +2.8%
• By 2050: 60,314 · +2.9%
• By 2075: 59,276 · +1.2%
• By 2100: 53,788 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -29.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+43.8 2016: R+41.7 2012: R+29.3 2008: R+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.24%
• Current HPI: 201.4272
• Rent YoY: —
• Metro: Gaffney, 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

-95.1% since first listed

17 events — show timeline

• 2026-05-26 Listed $79,900 CCMLS
• 2026-05-26 Listed $79,900 SPMLS
• 2025-07-09 Price Changed $63,900 CCMLS
• 2025-07-09 Price Changed $63,900 SPMLS
• 2025-07-02 Relisted — CCMLS
• 2025-07-02 Relisted — SPMLS
• 2025-06-12 Pending — SPMLS
• 2025-04-08 Price Changed $64,900 SPMLS
• 2025-04-08 Price Changed $64,900 CCMLS
• 2025-03-31 Price Changed $65,900 SPMLS
• 2025-03-31 Price Changed $65,900 CCMLS
• 2025-03-19 Price Changed $69,900 CCMLS
• 2025-03-19 Price Changed $69,900 SPMLS
• 2025-02-15 Price Changed $74,900 CCMLS
• 2025-01-30 Listed $79,900 SPMLS
• 2025-01-28 Listed $79,900 CCMLS
• 2022-05-26 Sold (Public Records) $1,630,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $909 · +4.2% YoY. Source: county tax records.