522 Wildwood Dr · Spartanburg, SC 29306

$104,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 5 Days on market

Built 1935 9,583 sqft lot Est $164k · 36% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR, 1.5 BA house in a convenient location. Would be a great investment property. Tenant occupied, please drive by first to not disturb tenant. Allow 24-48 hours min notice for showings. Rented for $750 for six months starting Dec 1st.

Key facts

• 9,583 sq ft lot
• Built 1935
• Listed 5 days

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Private water source; Private sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Built as a one-level home
• Exterior features: Level lot; Wooded areas; See remarks for additional lot details; Composition roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Electric water heater; Hardwood floors
• Laundry & utility: Laundry located on the main level

🏷️ Possibly a rental listed for sale. The $104,900 price doesn't fit this home's estimated sale value (~$164,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.9% 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 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: Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 75% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 38% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Spartanburg 06 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 234 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 35% 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 $725 of loan paydown is wiped out by about $3k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $38k; list at $105k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,900

Questions for the listing agent

1. Built in 1935 — 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. 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: 1.14% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $164,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Tyler Ct Ct	0.32mi	2/1.0	984 (-2%)	9mo	$160,777	$163	74
153 White Oak Rd	0.52mi	2/1.0	981 (-3%)	7mo	$150,000	$153	65
504 Hilda St	0.27mi	3/1.0 (+1)	1,075 (+7%)	9mo	$165,000	$153	64
510 Hilda St	0.28mi	3/1.0 (+1)	1,088 (+8%)	7mo	$144,500	$133	63
126 White Oak Rd	0.67mi	2/1.0	1,024 (+2%)	10mo	$170,000	$166	58
110 Oakleaf Dr	0.46mi	2/1.0	900 (-11%)	7mo	$185,000	$206	55
347 Crestview Dr	0.52mi	2/1.0	1,116 (+11%)	4mo	$165,000	$148	54
217 Briarcliff Rd	0.49mi	2/1.0	1,154 (+14%)	2mo	$195,000	$169	51
115 Rosemary Rd	0.67mi	3/1.5 (+1)	1,044 (+4%)	6mo	$175,000	$168	51
110 Rosemary Rd Rd	0.70mi	3/1.0 (+1)	1,026 (+2%)	14mo	$179,500	$175	47
112 Tyler Ct	0.34mi	3/1.0 (+1)	1,120 (+11%)	17mo	$160,000	$143	46
101 Coldbrook Dr	0.72mi	3/1.0 (+1)	1,134 (+12%)	11mo	$164,000	$145	32

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,946
• Equity at exit: $15,641

10-year hold

• IRR: 8.4%
• Equity multiple: 1.66×
• Total profit: $19,308
• Equity at exit: $9,070

Cash invested: $29,372 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 234
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$550
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $227

Break-even live

Break-even rent $907

Max offer price $104,900

Occupancy floor 76%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 S Pine Lake Dr Spartanburg, SC	1.0–3.0	1.0	796	$949	$1.19	13d	3	0.24mi
106 Kensington Dr Apt 308 Spartanburg, SC	2.0	1.0	912	$1,029	$1.13	13d	1	0.61mi
300 Amherst Dr Spartanburg, SC	2.0	1.0	763	$975	$1.28	13d	1	0.84mi
522 Pennwood Dr Spartanburg, SC	3.0	1.0	1153	$1,400	$1.21	21d	1	0.91mi
110 Southport Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1044	$1,412	$1.35	13d	18	1.01mi
624 Crescent Ave Unit 1 Spartanburg, SC	2.0	1.0	819	$1,000	$1.22	21d	1	1.10mi
235 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,844	$1.42	21d	1	1.23mi
267 Vanderbilt Rd Spartanburg, SC	3.0	2.5	1300	$1,795	$1.38	21d	1	1.25mi
275 Vanderbilt Spartanburg, SC	3.0	2.5	1300	$1,495	$1.15	13d	1	1.25mi
100 Vanderbilt Ln Spartanburg, SC	1.0–2.0	1.0–2.0	787	$1,195	$1.52	21d	1	1.30mi
100 Pinebrook Rd Unit A Spartanburg, SC	2.0	2.0	1000	$1,050	$1.05	13d	1	1.31mi
201 Powell Mill Rd Spartanburg, SC	1.0–3.0	1.0–2.0	1426	$1,038	$0.73	13d	23	1.50mi

Listing history 12 events

1. 2026-06-03
   status $104,900 Pending 5 DOM
2. 2026-06-02
   days on market $104,900 Active 5 DOM
3. 2026-06-01
   days on market $104,900 Active 4 DOM
4. 2026-05-31
   days on market $104,900 Active 3 DOM
5. 2026-05-30
   days on market $104,900 Active 2 DOM
6. 2026-05-28
   listed $104,900 Active
7. 2022-05-19
   price $1,100
8. 2019-02-06
   soldstatus $38,500 Sold 239-char remark

   Show marketing remark (239 chars)

   3BR, 1.5 BA house in a convenient location. Would be a great investment property. Tenant occupied, please drive by first to not disturb tenant. Allow 24-48 hours min notice for showings. Rented for $750 for six months starting Dec 1st.

9. 2019-01-17
   status Pending 239-char remark

   Show marketing remark (239 chars)

   3BR, 1.5 BA house in a convenient location. Would be a great investment property. Tenant occupied, please drive by first to not disturb tenant. Allow 24-48 hours min notice for showings. Rented for $750 for six months starting Dec 1st.

10. 2019-01-03
    historical
11. 2018-11-06
    listed $42,000 Active 239-char remark

    Show marketing remark (239 chars)

    3BR, 1.5 BA house in a convenient location. Would be a great investment property. Tenant occupied, please drive by first to not disturb tenant. Allow 24-48 hours min notice for showings. Rented for $750 for six months starting Dec 1st.

12. 2018-05-14
    listed $42,000 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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 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: $14,333
• − Mortgage interest: −$5,876
• − Property taxes: −$1,468
• − Insurance: −$524
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,052
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,460/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 — 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

+149.8% since first listed

7 events — show timeline

• 2026-05-28 Listed $104,900 SPMLS
• 2022-05-19 Price Changed $1,100 RENT.
• 2019-02-06 Sold (MLS) $38,500 Greater Greenville MLS
• 2019-01-17 Pending — Greater Greenville MLS
• 2019-01-03 Delisted — SPMLS
• 2018-11-06 Listed $42,000 Greater Greenville MLS
• 2018-05-14 Listed $42,000 SPMLS

Property tax history

+3.6%/yr

Latest (2025): $1,468 · +7.8% YoY. Source: county tax records.