423 Hague Dr · Reidville, SC 29334

$249,999

3 bd · 2.5 ba · 1,611 sqft · Townhouse public records · 13 Days on market

Built 2019 2,613 sqft lot Est $245k · at est. $140/mo HOA · 7% of rent

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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 +12.9/30.0
• ARV discount +6.6/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into an end-unit location at 423 Hague Drive, this thoughtfully updated three-bedroom, two-and-a-half-bath townhome offers a blend of comfort, convenience, and elevated style for today’s first-time buyer or busy professional seeking low-maintenance living with easy access to everything the Upstate has to offer. Recent improvements, including fresh interior paint in the sought-after Repose Gray palette and brand-new carpet throughout creates a bright, refreshed feel, while distinctive features such as the gas fireplace, open stair banisters, fenced outdoor space, and a more functional kitchen-first floor plan help this home stand apart from others in the community. The layout fl

Key facts

• Gas fireplace
• Fenced outdoor space
• $140 HOA

Tags

• GAS FIREPLACE
• FENCED OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Homeowners association membership; HOA covers exterior maintenance, lawn maintenance, street lights, termite contract, by-laws, restrictive covenants, and yard irrigation; Community amenities include lighting and landscape/lawn maintenance

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup; Electric service (implied by appliances and cooling); Gas water heater and natural gas heating
• Home design: Two-story residential home; Built in 2019; Storage in attic and garage; Slab foundation; Built by DRB
• Construction: Vinyl siding construction; Composition shingle roof; Slab foundation; Built in 2019
• Exterior features: Thermal windows; Composition shingle roof; Vinyl siding; Cul-de-sac lot; Level lot; Yard irrigation (through HOA)

Interior

• Kitchen: Dishwasher; Disposal; Gas range (stand-alone); Built-in microwave; Range hood; Refrigerator
• Bedrooms: Primary bedroom on second level with double sink, full bath, shower only, and multiple closets; Second bedroom (9 x 17); Third bedroom (9 x 13)
• Flooring: Carpet; Ceramic tile; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central forced cooling; Gas water heater
• Interior features: Ceiling fans; Smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Pantry closet; All window treatments remain; Gas-log fireplace (1)
• Laundry & utility: Second-floor laundry in closet style with washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-18 ($-211/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.5% below list).
• Recommended offer: $209k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% 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: River Ridge Elementary (math 53% / reading 48%, grade D+, #160 of 597 statewide, top 27%, 778 students, 64% FRL); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 59% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 143 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/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 $8k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,678 (16.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $244,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
386 Hague Dr	0.05mi	3/2.5	1,596 (-1%)	2mo	$220,000	$138	94
305 Hague Dr	0.13mi	3/2.5	1,654 (+3%)	11mo	$223,000	$135	80
1316 Maplesmith Way	0.74mi	3/2.5	1,616 (+0%)	12mo	$239,990	$149	55
1248 Cherry Orchard Rd	0.73mi	3/2.5	1,616 (+0%)	13mo	$255,409	$158	55
1318 Maplesmith Way	0.75mi	3/2.5	1,600 (-1%)	12mo	$241,478	$151	54
1254 Cherry Orchard Rd	0.72mi	3/2.5	1,600 (-1%)	13mo	$251,090	$157	54
1260 Cherry Orchard Rd	0.71mi	3/2.5	1,598 (-1%)	14mo	$267,990	$168	54
1308 Maplesmith Way	0.73mi	3/2.5	1,616 (+0%)	13mo	$241,478	$149	54
1310 Maplesmith Way	0.74mi	3/2.5	1,587 (-2%)	12mo	$223,500	$141	53
1320 Maplesmith Way	0.75mi	3/2.5	1,587 (-2%)	12mo	$241,510	$152	53
1312 Maplesmith Way	0.74mi	3/2.5	1,587 (-2%)	12mo	$240,990	$152	53
1306 Maplesmith Way	0.73mi	3/2.5	1,587 (-2%)	13mo	$261,990	$165	52

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-44,700
• Equity at exit: $37,276

10-year hold

• IRR: -13.9%
• Equity multiple: 0.25×
• Total profit: $-52,592
• Equity at exit: $21,615

Cash invested: $70,000 (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 29334

• Home prices YoY: -21.7%
• Rents YoY: 1.5%
• Active inventory: 143
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$104
• HOA: −$140
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-18

Break-even live

Break-even rent $2,109

Max offer price $246,890

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $53	+0% $-18	+5% $-88	+10% $-159
Rent	-10% $-182	-5% $-100	+0% $-18	+5% $65	+10% $147
Rate	-1.0pp $108	-0.5pp $46	base $-18	+0.5pp $-82	+1.0pp $-148

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
939 Squires Pt Duncan, SC	3.0	2.0	1900	$2,295	$1.21	15d	1	0.46mi
1010 Palisade Woods Dr Unit 1220-105 Duncan, SC	2.0	2.0	1139	$3,990	$3.50	23d	1	0.73mi
1069 Millison Pl Moore, SC	3.0	2.5	1650	$1,800	$1.09	23d	1	0.82mi
25 Apricot Ln Duncan, SC	3.0	2.5	1549	$1,750	$1.13	15d	1	1.07mi
32 Apricot Ln Duncan, SC	3.0	2.5	1498	$1,550	$1.03	23d	1	1.10mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: gas

Listing history 10 events

1. 2026-06-22
   days on market $249,999 Active 13 DOM
2. 2026-06-18
   days on market $249,999 Active 10 DOM
3. 2026-06-17
   days on market $249,999 Active 9 DOM
4. 2026-06-16
   days on market $249,999 Active 8 DOM
5. 2026-06-15
   days on market $249,999 Active 7 DOM
6. 2026-06-14
   days on market $249,999 Active 5 DOM
7. 2026-06-13
   days on market $249,999 Active 4 DOM
8. 2026-06-10
   days on market $249,999 Active 2 DOM
9. 2026-06-09
   remarks 693-char remark
10. 2026-06-09
    listed $249,999 Active 1 DOM

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$93/yr (+$8/mo · 7.0%)

ⓘ 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 · 17 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: $25,041
• − Mortgage interest: −$14,004
• − Property taxes: −$1,332
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$1,680
• − Depreciation: −$7,273
• Taxable loss: −$4,503
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $870/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): 18,575
• Household income: $81,413
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 300.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -63.74%
• Current HPI: 230.2483
• Rent YoY: ▲ 1.52%
• 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

• 2026-06-08 Listed $249,999 Greater Greenville MLS

Property tax history

+15.4%/yr

Latest (2025): $1,332 · +0.8% YoY. Source: county tax records.