1401 Hugh Mack Ct · Wellford, SC 29303

$262,999

5 bd · 2.5 ba · 2,306 sqft · SingleFamily · 39 Days on market

Built 2026 Excellent condition Est $309k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +12.6/30.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

Key facts

• Large center island
• Breakfast room
• Family room

Tags

• FIRST FLOOR KITCHEN
• LARGE CENTER ISLAND
• BREAKFAST ROOM
• FAMILY ROOM
• OWNER'S SUITE
• VERSATILE LOFT

Property features AI

Finance

• Other: Active listing; List price $269,219

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Emerson plan)
• Exterior features: Living area approximately 2,306

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Emerson plan)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (14.2% below list).
• Recommended offer: $226k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Wellford — 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 70/100 on livability (#59 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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 (+3.7%/yr); 380 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $2,257/mo this rent would consume 56% 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 $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

• It's been on market 39 days — a 3% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,746 (14.2% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $309,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1392 Hugh Mack Ct Unit CMD 304 Emerson B	0.00mi	5/2.5	2,306 (0%)	1mo	$278,219	$121	99
1385 Hugh Mack Ct Unit CMD 373 Emerson B	0.00mi	5/2.5	2,306 (0%)	1mo	$269,859	$117	99
1388 Hugh Mack Ct Unit CMD 303 Frost C	0.00mi	5/3.0	2,577 (+12%)	1mo	$275,619	$107	78
1045 Gagmon Dr	0.40mi	4/2.5 (-1)	2,163 (-6%)	3mo	$290,900	$134	64
1049 Gagmon Dr	0.40mi	5/3.0	2,511 (+9%)	2mo	$305,900	$122	63
1052 Gagmon Dr	0.45mi	4/2.5 (-1)	2,164 (-6%)	1mo	$290,900	$134	63
1036 Gagmon Dr	0.45mi	5/3.0	2,511 (+9%)	2mo	$303,900	$121	60
309 Hounds Trl	0.74mi	4/2.5 (-1)	2,285 (-1%)	2mo	$380,000	$166	57
314 Hounds Trl	0.73mi	4/2.5 (-1)	2,274 (-1%)	3mo	$350,000	$154	56
1057 Gagmon Dr	0.40mi	4/2.5 (-1)	1,991 (-14%)	0mo	$282,900	$142	53
1037 Gagmon Dr	0.40mi	4/2.5 (-1)	1,991 (-14%)	3mo	$287,990	$145	51
1048 Gagmon Dr	0.45mi	4/2.5 (-1)	1,991 (-14%)	1mo	$282,500	$142	50

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-43,179
• Equity at exit: $39,214

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-33,694
• Equity at exit: $22,739

Cash invested: $73,640 (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: 380
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-34

Break-even live

Break-even rent $2,301

Max offer price $258,060

Occupancy floor 97%

Sensitivity live

Price	-10% $148	-5% $57	+0% $-34	+5% $-125	+10% $-216
Rent	-10% $-212	-5% $-123	+0% $-34	+5% $55	+10% $144
Rate	-1.0pp $98	-0.5pp $33	base $-34	+0.5pp $-102	+1.0pp $-172

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1368 Hugh Mack Ct Spartanburg, SC	5.0	3.0	2577	$2,250	$0.87	22d	1	0.02mi
1007 Cleveland Meadows Trl Spartanburg, SC	4.0	2.5	1955	$2,079	$1.06	15d	1	0.07mi
2122 Brechin Rd Spartanburg, SC	5.0	3.0	2577	$2,250	$0.87	22d	1	0.20mi
693 Grays Creek Rd Spartanburg, SC	4.0	3.0	2200	$2,050	$0.93	22d	1	1.40mi

Listing history 11 events

1. 2026-06-14
   days on market $262,999 Active 39 DOM
2. 2026-06-13
   pricedays on market $262,999 Active 38 DOM
3. 2026-06-10
   days on market $264,999 Active 36 DOM
4. 2026-06-09
   days on market $264,999 Active 35 DOM
5. 2026-06-08
   days on market $264,999 Active 34 DOM
6. 2026-06-07
   days on market $264,999 Active 33 DOM
7. 2026-06-03
   price $264,999 Active 28 DOM
8. 2026-06-02
   days on market $269,999 Active 28 DOM
9. 2026-06-01
   days on market $269,999 Active 27 DOM
10. 2026-05-31
    days on market $269,999 Active 26 DOM
11. 2026-05-30
    days on market $269,999 Active 25 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,090
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$7,651
• Taxable loss: −$4,888
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $763/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout and is move-in ready, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters.
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall condition and appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall condition and appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Wellford

• Score: 70/100
• State rank: #59
• US rank: #7484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 422
• 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