567 Wooden Duck St · Spartanburg, SC 29303

$286,500

5 bd · 2.5 ba · 2,167 sqft · SingleFamily public records · 30 Days on market

Built 2023 Est $290k · at est.

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Why this score? — see what drove the D- 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 +11.5/30.0
• ARV discount +8.1/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully designed newer construction home in the desirable Shoally Brook community! This spacious two-story home offers approximately 2,200 square feet of comfortable living space with 5 bedrooms, 2.5 bathrooms, and an open-concept floor plan ideal for both everyday living and entertaining. Built in 2023, the home combines modern finishes, functional design, and energy-efficient construction. The bright and welcoming main living area flows seamlessly into the kitchen and dining spaces, making this home perfect for gatherings, family nights, or hosting friends. Upstairs, generously sized bedrooms provide flexibility for guests, home offices, hobbies, or growing famil

Key facts

• Move-in-ready home
• Newer construction
• Built 2023

Tags

• NEWER CONSTRUCTION
• OPEN-CONCEPT FLOOR PLAN
• ENERGY-EFFICIENT CONSTRUCTION
• MOVE-IN-READY HOME

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.1% below list).
• Recommended offer: $215k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D+, crime F, employment F.
• Spartanburg 02 (suburban): math 49% / reading 56% proficiency, ranked #6 of 80 in SC (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $2,146/mo this rent would consume 53% of the median local household income ($48k/yr) (locally 1218% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 30 days — a 2% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,611 (25.1% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $290,378
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Minocqua Rd	0.05mi	5/2.5	2,213 (+2%)	11mo	$275,000	$124	85
1306 Fairbairn Rd	0.04mi	4/2.5 (-1)	2,029 (-6%)	2mo	$254,900	$126	81
220 Silverbell Dr	0.53mi	4/2.5 (-1)	2,221 (+2%)	16mo	$293,000	$132	53
518 Milestone Run	0.58mi	4/2.5 (-1)	2,225 (+3%)	16mo	$310,000	$139	50
340 Ferndale Dr	0.71mi	4/3.0 (-1)	2,020 (-7%)	0mo	$315,000	$156	48
433 Landstone Ter	0.62mi	5/3.0	2,356 (+9%)	8mo	$315,000	$134	48
508 Craftsman Ln	0.62mi	4/2.5 (-1)	2,253 (+4%)	17mo	$279,900	$124	45
224 Silverbell Dr	0.52mi	4/2.5 (-1)	1,997 (-8%)	21mo	$279,900	$140	40
296 Ferndale Dr	0.71mi	4/2.5 (-1)	1,950 (-10%)	13mo	$293,000	$150	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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-51,069
• Equity at exit: $42,718

10-year hold

• IRR: -9.1%
• Equity multiple: 0.42×
• Total profit: $-46,371
• Equity at exit: $24,771

Cash invested: $80,220 (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 29303

• Home prices YoY: -14.1%
• Rents YoY: 3.7%
• Active inventory: 378
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,502
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-95

Break-even live

Break-even rent $2,267

Max offer price $269,693

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-14	+0% $-95	+5% $-176	+10% $-257
Rent	-10% $-265	-5% $-180	+0% $-95	+5% $-10	+10% $74
Rate	-1.0pp $49	-0.5pp $-22	base $-95	+0.5pp $-169	+1.0pp $-245

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: $71,625
• Closing costs: $8,595
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Minocqua Rd Spartanburg, SC	4.0	2.5	1955	$1,850	$0.95	22d	1	0.05mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	15d	1	1.32mi

Listing history 14 events

1. 2026-06-16
   days on market $286,500 Active 30 DOM
2. 2026-06-15
   days on market $286,500 Active 29 DOM
3. 2026-06-14
   days on market $286,500 Active 27 DOM
4. 2026-06-13
   days on market $286,500 Active 26 DOM
5. 2026-06-10
   days on market $286,500 Active 24 DOM
6. 2026-06-09
   days on market $286,500 Active 23 DOM
7. 2026-06-08
   days on market $286,500 Active 22 DOM
8. 2026-06-07
   days on market $286,500 Active 21 DOM
9. 2026-06-05
   days on market $286,500 Active 18 DOM
10. 2026-06-02
    days on market $286,500 Active 16 DOM
11. 2026-06-01
    days on market $286,500 Active 15 DOM
12. 2026-05-31
    days on market $286,500 Active 14 DOM
13. 2026-05-30
    days on market $286,500 Active 13 DOM
14. 2026-05-18
    listed $286,500 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,753
• − Mortgage interest: −$16,048
• − Property taxes: −$2,025
• − Insurance: −$1,432
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$8,335
• Taxable loss: −$6,208
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $348/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 02
• NCES district ID: 4503510
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $49,591
• Composite: 44.79/100
• National rank: #2742
• State rank: #6 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

• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 28,381
• Household income: $48,295
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1218.0

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 0.67)
• Race & ethnicity: White 42% Black 36% Hispanic / Latino 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Subsaharan African 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -45.19%
• Current HPI: 274.443
• Rent YoY: ▲ 3.69%
• 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

• 2026-05-18 Listed $286,500 FSBO.com

Property tax history

+487.9%/yr

Latest (2025): $2,025 · -67.1% YoY. Source: county tax records.