1290 Forestbrook Ln · Wellford, SC 29303

$191,805

3 bd · 2.5 ba · 1,518 sqft · Land · 13 Days on market

Built 2026 2,613 sqft lot $120/mo HOA · 6% 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 +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the benefits of a peaceful neighborhood while being just a short drive away from shopping, dining, entertainment options or a quick drive to Lake Bowen in a stunning townhome. This three-bedroom, two-and-a-half bath home is spread over two stories. On the main level, you'll find the common spaces. A large, open family room joins the kitchen and breakfast areas. A convenient powder room is just down the hall, a great option for all the friends and other guests you'll have. Upstairs, gathered around a central laundry room and a full bathroom, you will find two bedrooms and the primary suite with en suite bathroom. You deserve a home that allows you to explore big possibilities, while still being wrapped in a convenient package. The Pointe delivers a warm townhome and Westbriar Woods is a quaint community with a nature trail, community playground and a firepit. Discover The Pointe in Westbriar Woods pairing a peaceful setting with the convenience of easy access to both I-26 and I-85. This townhome offers everything you're looking for in a home and more. Call today and book your showing!

Key facts

• Firepit
• Community playground
• Nature trail

Tags

• PEACEFUL NEIGHBORHOOD
• NATURE TRAIL
• COMMUNITY PLAYGROUND
• FIREPIT
• EASY ACCESS TO I-26
• EASY ACCESS TO I-85

Property features AI

Finance

• Other: Community amenities include common areas, playground, walking trails, and landscape/lawn maintenance
• HOA & community: Homeowners association present; HOA covers common area insurance, exterior maintenance, lawn maintenance, street lights, and enforces bylaws and restrictive covenants

Exterior

• Parking: Attached 1-car garage with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Natural gas service; Private garbage pickup
• Home design: Two-story single-family home, model: The Pointe; Estimated to be built in 2026; Slab foundation
• Construction: Built by Stanley Martin; Stone and vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Tilt-out windows; Thermal windows; Stone and vinyl siding exterior; Architectural roof

Interior

• Kitchen: Dishwasher; Built-in microwave; Disposal; Standalone gas range; Granite countertops; Pantry (walk-in)
• Bedrooms: Primary suite on 2nd level with double sink, shower (no tub) and walk-in closet; Bedroom dimensions: Primary 13 x 13; Bedroom 2 10 x 10; Bedroom 3 10 x 10
• Flooring: Carpet; Ceramic tile; Luxury vinyl tile/plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas) with damper control; Central electric cooling with damper control; Gas water heater
• Interior features: Open floor plan; Granite countertops; Walk-in pantry; Radon mitigation system; Cable available; Smoke detectors; All window treatments remain; No fireplace
• Laundry & utility: Laundry on 2nd floor; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $192k.

Deal economics

• At list price, monthly cash flow is $50 ($596/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (1.3% below list).
• Recommended offer: $189k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% 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: Fairforest Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 782 students, 82% FRL) — zoned schools average 82% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $1,893/mo this rent would consume 47% 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 $1k of loan paydown is wiped out by about $6k 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.
• 2 sale attempts 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.

Recommended offer $189,262 (1.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-26,493
• Equity at exit: $28,599

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-13,077
• Equity at exit: $16,584

Cash invested: $53,705 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$1,006
• Tax est. 1.5%: −$240 /mo · $2,877/yr
• Insurance: −$80
• HOA: −$120
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $50

Break-even live

Break-even rent $1,830

Max offer price $191,805

Occupancy floor 92%

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: $47,951
• Closing costs: $5,754
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
693 Grays Creek Rd Spartanburg, SC	4.0	3.0	2200	$2,050	$0.93	20d	1	0.99mi
1007 Cleveland Meadows Trl Spartanburg, SC	4.0	2.5	1955	$2,079	$1.06	13d	1	1.11mi
1022 Chimney Wood Ln Inman, SC	3.0	2.0	1404	$1,595	$1.14	3d	1	1.44mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 4 events

1. 2026-04-14
   status Pending 1107-char remark

   Show marketing remark (1107 chars)

   Enjoy the benefits of a peaceful neighborhood while being just a short drive away from shopping, dining, entertainment options or a quick drive to Lake Bowen in a stunning townhome. This three-bedroom, two-and-a-half bath home is spread over two stories. On the main level, you'll find the common spaces. A large, open family room joins the kitchen and breakfast areas. A convenient powder room is just down the hall, a great option for all the friends and other guests you'll have. Upstairs, gathered around a central laundry room and a full bathroom, you will find two bedrooms and the primary suite with en suite bathroom. You deserve a home that allows you to explore big possibilities, while still being wrapped in a convenient package. The Pointe delivers a warm townhome and Westbriar Woods is a quaint community with a nature trail, community playground and a firepit. Discover The Pointe in Westbriar Woods pairing a peaceful setting with the convenience of easy access to both I-26 and I-85. This townhome offers everything you're looking for in a home and more. Call today and book your showing!

2. 2026-04-14
   status Pending

   Show marketing remark (1107 chars)

   Enjoy the benefits of a peaceful neighborhood while being just a short drive away from shopping, dining, entertainment options or a quick drive to Lake Bowen in a stunning townhome. This three-bedroom, two-and-a-half bath home is spread over two stories. On the main level, you'll find the common spaces. A large, open family room joins the kitchen and breakfast areas. A convenient powder room is just down the hall, a great option for all the friends and other guests you'll have. Upstairs, gathered around a central laundry room and a full bathroom, you will find two bedrooms and the primary suite with en suite bathroom. You deserve a home that allows you to explore big possibilities, while still being wrapped in a convenient package. The Pointe delivers a warm townhome and Westbriar Woods is a quaint community with a nature trail, community playground and a firepit. Discover The Pointe in Westbriar Woods pairing a peaceful setting with the convenience of easy access to both I-26 and I-85. This townhome offers everything you're looking for in a home and more. Call today and book your showing!

3. 2026-04-01
   listed $191,805 Active
4. 2026-03-27
   listed $191,805 Active 1107-char remark

   Show marketing remark (1107 chars)

   Enjoy the benefits of a peaceful neighborhood while being just a short drive away from shopping, dining, entertainment options or a quick drive to Lake Bowen in a stunning townhome. This three-bedroom, two-and-a-half bath home is spread over two stories. On the main level, you'll find the common spaces. A large, open family room joins the kitchen and breakfast areas. A convenient powder room is just down the hall, a great option for all the friends and other guests you'll have. Upstairs, gathered around a central laundry room and a full bathroom, you will find two bedrooms and the primary suite with en suite bathroom. You deserve a home that allows you to explore big possibilities, while still being wrapped in a convenient package. The Pointe delivers a warm townhome and Westbriar Woods is a quaint community with a nature trail, community playground and a firepit. Discover The Pointe in Westbriar Woods pairing a peaceful setting with the convenience of easy access to both I-26 and I-85. This townhome offers everything you're looking for in a home and more. Call today and book your showing!

ⓘ 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: $22,711
• − Mortgage interest: −$10,744
• − Property taxes: −$2,877
• − Insurance: −$959
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$1,440
• − Depreciation: −$5,580
• Taxable loss: −$2,522
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $1,201/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 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

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-14 Pending — SPMLS
• 2026-04-14 Pending — Greater Greenville MLS
• 2026-04-01 Listed $191,805 Greater Greenville MLS
• 2026-03-27 Listed $191,805 SPMLS