248 Sweetie Way · Arkwright, SC 29306

$50,000

2 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 4 Days on market

Built 1967 0.32 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS for this investment opportunity in Spartanburg! This 2-bedroom, 1-bath home at 248 Sweetie Way offers a fantastic opportunity to renovate and flip or add to your rental portfolio. Situated on a 0.3-acre lot with easy access to I-85 and I-26, the potential here is limitless. Property is being sold strictly AS-IS. Bring your vision and your contractor and unlock this gem's full potential!

Key facts

• Easy access to i-26
• Easy access to i-85
• 0.3-acre lot

Tags

• 0.3-ACRE LOT
• EASY ACCESS TO I-85
• EASY ACCESS TO I-26

Property features AI

Finance

• Other: Lead-based paint discovery required
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Driveway parking; Gravel driveway
• Utilities: Public water; Public sewer; Water heater: other (see remarks)
• Home design: Single-story home; Built in 1967; Crawl space foundation
• Construction: Wood exterior finish; Architectural roof
• Exterior features: Front porch; Some trees on the lot; Lot is 1/2 acre or less

Interior

• Kitchen: Kitchen approximately 12 x 13; Dishwasher; Electric freestanding range
• Bedrooms: 2 bedrooms on the main level; Primary bedroom with tub/shower; approximate size 10 x 18; Second bedroom approximate size 11 x 12
• Flooring: Carpet; Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Laminate countertops; No fireplace; Combo living and dining room
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Spartanburg 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mary H. Wright Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 38% district-wide (-16 pts) — the specific schools serving this property underperform the Spartanburg 07 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 234 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.
• 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 $50,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.43% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.65%
• DSCR: 2.81
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $169,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Sweetie Way	0.00mi	2/1.0	1,148 (0%)	1mo	$60,000	$52	95
110 South Ave	0.41mi	2/1.0	1,168 (+2%)	8mo	$137,150	$117	68
347 Crestview Dr	0.64mi	2/1.0	1,116 (-3%)	4mo	$165,000	$148	58
230 Foxhall Rd	0.67mi	3/1.5 (+1)	1,161 (+1%)	4mo	$150,000	$129	57
132 League St	0.62mi	3/2.0 (+1)	1,205 (+5%)	2mo	$219,100	$182	56
238 Woodlawn Ave Ave	0.35mi	3/1.0 (+1)	1,248 (+9%)	11mo	$70,000	$56	51
339 Crestview Dr	0.64mi	3/2.0 (+1)	1,200 (+4%)	10mo	$215,000	$179	49
101 Coldbrook Dr	0.70mi	3/1.0 (+1)	1,134 (-1%)	11mo	$164,000	$145	48
507 Crestwood Pl	0.73mi	3/1.0 (+1)	1,196 (+4%)	4mo	$170,000	$142	47
860 S Church St	0.65mi	3/2.0 (+1)	1,237 (+8%)	6mo	$194,990	$158	47
853 S Church St	0.69mi	3/2.0 (+1)	1,208 (+5%)	10mo	$219,000	$181	46
191 Tucker Rd	0.69mi	3/2.0 (+1)	1,277 (+11%)	9mo	$227,000	$178	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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.63×
• Total profit: $22,775
• Equity at exit: $7,455

10-year hold

• IRR: 44.7%
• Equity multiple: 5.39×
• Total profit: $61,494
• Equity at exit: $4,323

Cash invested: $14,000 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 234
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$262
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $474

Break-even live

Break-even rent $615

Max offer price $50,000

Occupancy floor 56%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Crescent Ave Unit 1 Spartanburg, SC	2.0	1.0	819	$1,000	$1.22	21d	1	0.59mi
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	21d	1	0.64mi
300 Amherst Dr Spartanburg, SC	2.0	1.0	763	$975	$1.28	14d	1	0.68mi
522 Pennwood Dr Spartanburg, SC	3.0	1.0	1153	$1,400	$1.21	21d	1	0.81mi
116 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	21d	1	1.04mi
118 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	21d	1	1.06mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	21d	1	1.22mi
180 S Pine Lake Dr Spartanburg, SC	1.0–3.0	1.0	796	$949	$1.19	14d	3	1.30mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	21d	1	1.34mi

Listing history 16 events

1. 2026-05-16
   status Pending 411-char remark

   Show marketing remark (411 chars)

   CALLING ALL INVESTORS for this investment opportunity in Spartanburg! This 2-bedroom, 1-bath home at 248 Sweetie Way offers a fantastic opportunity to renovate and flip or add to your rental portfolio. Situated on a 0.3-acre lot with easy access to I-85 and I-26, the potential here is limitless. Property is being sold strictly AS-IS. Bring your vision and your contractor and unlock this gem's full potential!

2. 2026-05-16
   status Pending

   Show marketing remark (411 chars)

   CALLING ALL INVESTORS for this investment opportunity in Spartanburg! This 2-bedroom, 1-bath home at 248 Sweetie Way offers a fantastic opportunity to renovate and flip or add to your rental portfolio. Situated on a 0.3-acre lot with easy access to I-85 and I-26, the potential here is limitless. Property is being sold strictly AS-IS. Bring your vision and your contractor and unlock this gem's full potential!

3. 2026-05-12
   listed $50,000 Active 411-char remark

   Show marketing remark (411 chars)

   CALLING ALL INVESTORS for this investment opportunity in Spartanburg! This 2-bedroom, 1-bath home at 248 Sweetie Way offers a fantastic opportunity to renovate and flip or add to your rental portfolio. Situated on a 0.3-acre lot with easy access to I-85 and I-26, the potential here is limitless. Property is being sold strictly AS-IS. Bring your vision and your contractor and unlock this gem's full potential!

4. 2026-05-12
   listed $50,000 Active

   Show marketing remark (411 chars)

   CALLING ALL INVESTORS for this investment opportunity in Spartanburg! This 2-bedroom, 1-bath home at 248 Sweetie Way offers a fantastic opportunity to renovate and flip or add to your rental portfolio. Situated on a 0.3-acre lot with easy access to I-85 and I-26, the potential here is limitless. Property is being sold strictly AS-IS. Bring your vision and your contractor and unlock this gem's full potential!

5. 2022-08-16
   soldstatus $92,448
6. 2022-07-01
   soldstatus $58,625
7. 2020-01-16
   soldstatus $49,900
8. 2019-09-01
   historical
9. 2019-08-21
   price $25,000
10. 2019-08-13
    price $27,500
11. 2019-08-12
    status Active
12. 2019-08-05
    status Pending
13. 2019-07-27
    listed $29,500 Active
14. 2018-07-06
    price $1,000
15. 2018-05-09
    price $35,900
16. 2018-05-02
    price $36,900

ⓘ 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: $2,437 · $203/mo
• Projected year-2 tax: $2,437 · $203/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 5/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,589
• − Mortgage interest: −$2,801
• − Property taxes: −$2,437
• − Insurance: −$250
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,455
• Taxable income: $5,312
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $4,416/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 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 of 80 in SC

Livability — Arkwright

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Arkwright, SC
• County: Spartanburg County · 258,607 people
• 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

+35.5% since first listed

16 events — show timeline

• 2026-05-16 Pending — SPMLS
• 2026-05-16 Pending — Greater Greenville MLS
• 2026-05-12 Listed $50,000 Greater Greenville MLS
• 2026-05-12 Listed $50,000 SPMLS
• 2022-08-16 Sold (Public Records) $92,448 Public Records
• 2022-07-01 Sold (Public Records) $58,625 Public Records
• 2020-01-16 Sold (Public Records) $49,900 Public Records
• 2019-09-01 Delisted — SPMLS
• 2019-08-21 Price Changed $25,000 SPMLS
• 2019-08-13 Price Changed $27,500 SPMLS
• 2019-08-12 Relisted — SPMLS
• 2019-08-05 Pending — SPMLS
• 2019-07-27 Listed $29,500 SPMLS
• 2018-07-06 Price Changed $1,000 SPMLS
• 2018-05-09 Price Changed $35,900 SPMLS
• 2018-05-02 Price Changed $36,900 SPMLS

Property tax history

+42.4%/yr

Latest (2025): $2,437 · +0.7% YoY. Source: county tax records.