107 Cauthen Ct · Reidville, SC 29369

$285,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 32 Days on market

Built 2024 0.61 ac lot Est $254k · 12% over

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Why this score? — see what drove the F 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
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath home located in desirable District 5! This move-in-ready propertyfeatures luxury vinyl plank flooring throughout—completely carpet-free for easy maintenance and modern style. The inviting living areaoffers a cozy gas fireplace, perfect for relaxing evenings, while the kitchen boasts granite countertops and ample space for cooking andentertaining. Step outside to enjoy your private, fenced-in backyard situated on a generous 0.61-acre cul-de-sac lot, complete with acovered deck—ideal for sipping your morning coffee or unwinding at the end of the day. Additional highlights include a 2-car garage, anewer roof (2024), and

Key facts

• Cozy gas fireplace
• Covered deck
• Granite countertops

Tags

• LUXURY VINYL PLANK FLOORING
• COZY GAS FIREPLACE
• GRANITE COUNTERTOPS
• PRIVATE FENCED-IN BACKYARD
• COVERED DECK
• GENEROUS CUL-DE-SAC LOT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private sewer
• Home design: Single-family residence; One level
• Construction: Stone and vinyl siding exterior
• Exterior features: Porch; Storm door(s); Located on a cul-de-sac; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Ceiling fans; Insulated windows; Gas log fireplace (1)
• Laundry & utility: Main-level laundry closet with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-23 ($-273/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (25.1% below list).
• Recommended offer: $213k (25.1% 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); Florence Chapel Middle (math 43% / reading 52%, grade C-, #42 of 229 statewide, top 18%, 859 students, 53% 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 58% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 357 active listings in the ZIP; 3 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 ($83k/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 $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 32 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $155k; list at $285k implies a 84% gain — meaningful room to come down on a strong offer.

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 $213,467 (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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 25% 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 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: 0.75% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $254,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Cauthen Ct	0.03mi	3/2.0	1,300 (-2%)	8mo	$280,000	$215	88
611 Heathrow Ct	0.34mi	3/2.0	1,366 (+3%)	6mo	$305,000	$223	75
413 N Sweetwater Hills Dr	0.40mi	3/2.0	1,344 (+1%)	8mo	$275,000	$205	73
347 Collin Rogers Dr	0.39mi	3/2.0	1,348 (+1%)	21mo	$245,000	$182	62
101 Mallard Dr	0.54mi	3/2.0	1,270 (-4%)	10mo	$243,000	$191	59
420 N Sweetwater Hills Dr	0.43mi	3/2.0	1,400 (+5%)	16mo	$265,000	$189	58
230 Glen Crest Dr	0.47mi	3/2.0	1,252 (-6%)	17mo	$279,900	$224	54
222 Green Ridge Dr	0.19mi	3/2.0	1,515 (+14%)	17mo	$293,500	$194	54
364 E Pheasant Hill Dr	0.59mi	3/2.0	1,381 (+4%)	16mo	$263,403	$191	52
145 Meagan Dr	0.59mi	3/2.5	1,512 (+14%)	0mo	$245,000	$162	47
235 W Pheasant Hill Dr	0.65mi	4/2.0 (+1)	1,485 (+12%)	8mo	$237,000	$160	39
247 W Pheasant Hill Dr	0.68mi	4/2.0 (+1)	1,499 (+13%)	5mo	$235,000	$157	38

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-50,411
• Equity at exit: $42,494

10-year hold

• IRR: -12.8%
• Equity multiple: 0.29×
• Total profit: $-56,894
• Equity at exit: $24,642

Cash invested: $79,800 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 357
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-23

Break-even live

Break-even rent $2,163

Max offer price $280,981

Occupancy floor 96%

Sensitivity live

Price	-10% $139	-5% $58	+0% $-23	+5% $-103	+10% $-184
Rent	-10% $-191	-5% $-107	+0% $-23	+5% $62	+10% $146
Rate	-1.0pp $121	-0.5pp $50	base $-23	+0.5pp $-97	+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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Millison Pl Moore, SC	3.0	2.5	1650	$1,800	$1.09	23d	1	0.26mi
1010 Palisade Woods Dr Unit 1220-105 Duncan, SC	2.0	2.0	1139	$3,990	$3.50	23d	1	1.01mi
215 Rexford Dr Moore, SC	3.0	2.5	1300	$1,395	$1.07	23d	1	1.42mi

Listing history 34 events

1. 2026-06-22
   days on market $285,000 Active 32 DOM
2. 2026-06-18
   days on market $285,000 Active 29 DOM
3. 2026-06-17
   days on market $285,000 Active 28 DOM
4. 2026-06-16
   days on market $285,000 Active 27 DOM
5. 2026-06-15
   days on market $285,000 Active 26 DOM
6. 2026-06-14
   days on market $285,000 Active 24 DOM
7. 2026-06-13
   days on market $285,000 Active 23 DOM
8. 2026-06-10
   days on market $285,000 Active 21 DOM
9. 2026-06-09
   days on market $285,000 Active 20 DOM
10. 2026-06-08
    pricedays on market $285,000 Active 19 DOM
11. 2026-06-07
    days on market $287,000 Active 18 DOM
12. 2026-06-02
    days on market $287,000 Active 13 DOM
13. 2026-06-01
    days on market $287,000 Active 12 DOM
14. 2026-05-31
    days on market $287,000 Active 11 DOM
15. 2026-05-30
    days on market $287,000 Active 10 DOM
16. 2026-05-19
    listed $287,000 Active
17. 2026-03-30
    listed $287,000 Active
18. 2026-02-25
    price $292,000
19. 2026-01-22
    price $292,500
20. 2026-01-08
    price $292,800
21. 2025-12-06
    price $292,900
22. 2025-11-15
    price $293,000
23. 2025-09-25
    price $299,900
24. 2025-09-17
    listed $319,900 Active
25. 2019-11-25
    soldstatus $155,000
26. 2019-11-22
    soldstatus $155,000 Sold In-House
27. 2019-10-18
    historical Sale with Right of Refusal
28. 2019-10-16
    listed $157,900 Active
29. 2017-06-15
    soldstatus $110,000
30. 2017-06-13
    soldstatus $110,000
31. 2017-03-03
    listed $110,000
32. 2011-10-13
    soldstatus $99,900
33. 2011-10-12
    soldstatus $99,900
34. 2011-07-26
    listed $99,900

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$475/yr (+$40/mo · 41.3%)

ⓘ 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: $25,616
• − Mortgage interest: −$15,964
• − Property taxes: −$1,150
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,291
• Taxable loss: −$5,313
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $1,002/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): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

+187.3% since first listed

19 events — show timeline

• 2026-05-19 Listed $287,000 SPMLS
• 2026-03-30 Listed $287,000 SPMLS
• 2026-02-25 Price Changed $292,000 SPMLS
• 2026-01-22 Price Changed $292,500 SPMLS
• 2026-01-08 Price Changed $292,800 SPMLS
• 2025-12-06 Price Changed $292,900 SPMLS
• 2025-11-15 Price Changed $293,000 SPMLS
• 2025-09-25 Price Changed $299,900 SPMLS
• 2025-09-17 Listed $319,900 SPMLS
• 2019-11-25 Sold (Public Records) $155,000 Public Records
• 2019-11-22 Sold (MLS) $155,000 SPMLS
• 2019-10-18 Contingent — SPMLS
• 2019-10-16 Listed $157,900 SPMLS
• 2017-06-15 Sold (Public Records) $110,000 Public Records
• 2017-06-13 Sold (MLS) $110,000 SPMLS
• 2017-03-03 Listed $110,000 SPMLS
• 2011-10-13 Sold (Public Records) $99,900 Public Records
• 2011-10-12 Sold (MLS) $99,900 SPMLS
• 2011-07-26 Listed $99,900 SPMLS

Property tax history

+6.6%/yr

Latest (2025): $1,150 · +0.9% YoY. Source: county tax records.