145 Shaw Rdg · Woodruff, SC 29388

$119,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 66 Days on market

Built 2016 0.78 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 145 Shaw Ridge Rd in Woodruff! This well-maintained, move-in ready 3-bedroom, 2-bath manufactured home sits on a full acre and offers 1,064 square feet of comfortable living space. Only 10 years old, the home features a functional layout with a spacious living area, a well-appointed kitchen with ample cabinet space, and a private primary suite with its own full bath. Two additional bedrooms and a second full bathroom provide flexibility for guests, or a home office. Outside, you’ll enjoy the privacy and possibilities that come with a full acre—perfect for outdoor activities, gardening, pets, or adding additional storage. If you’re looking for affordable country

Key facts

• Spacious living area
• Full acre
• Ample cabinet space

Tags

• FULL ACRE
• PRIVATE PRIMARY SUITE
• WELL-APPOINTED KITCHEN
• AMPLE CABINET SPACE
• SPACIOUS LIVING AREA
• FLEXIBILITY FOR GUESTS

Property features AI

Finance

• Other: Residential property — discovery required
• HOA & community: No HOA fees listed; No community amenities

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Septic sewer; Electric water heater
• Home design: Single-story residence; Estimated age 6–10 years; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Level lot; Lot approx. 126 x 174 (about 1/2 acre)

Interior

• Kitchen: Kitchen approx. 15 x 5; Dining area approx. 10 x 8; No appliances listed
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with full bath; Primary bedroom approx. 13 x 13; Second bedroom approx. 9 x 13; Third bedroom approx. 10 x 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fan; Interior access to basement
• Laundry & utility: Laundry on the first floor; Laundry located in combo living & dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.9% in Woodruff — 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 65/100 on livability (#135 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment F.
• Spartanburg 04 (town): math 47% / reading 45% proficiency, ranked #23 of 80 in SC (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodruff Primary (780 students, 100% FRL); Woodruff Middle (math 42% / reading 38%, grade F, #78 of 229 statewide, top 35%, 686 students, 78% FRL); Woodruff High (math 67% / reading 82%, grade B+, #38 of 196 statewide, top 20%, 788 students, 73% FRL) — zoned schools average 84% FRL vs 54% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 669 active listings in the ZIP; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $10k; list at $119k implies a 1153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $7,916
• Equity at exit: $17,743

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $41,982
• Equity at exit: $10,289

Cash invested: $33,320 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 669
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $427

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 68%

Sensitivity live

Price	-10% $509	-5% $468	+0% $427	+5% $386	+10% $344
Rent	-10% $302	-5% $364	+0% $427	+5% $489	+10% $552
Rate	-1.0pp $487	-0.5pp $457	base $427	+0.5pp $396	+1.0pp $364

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $119,000 Active 66 DOM
2. 2026-06-18
   days on market $119,000 Active 63 DOM
3. 2026-06-17
   days on market $119,000 Active 62 DOM
4. 2026-06-16
   days on market $119,000 Active 61 DOM
5. 2026-06-15
   days on market $119,000 Active 60 DOM
6. 2026-06-13
   days on market $119,000 Active 58 DOM
7. 2026-06-13
   days on market $119,000 Active 57 DOM
8. 2026-06-10
   days on market $119,000 Active 55 DOM
9. 2026-06-09
   days on market $119,000 Active 54 DOM
10. 2026-06-08
    days on market $119,000 Active 53 DOM
11. 2026-06-07
    days on market $119,000 Active 52 DOM
12. 2026-06-03
    days on market $119,000 Active 48 DOM
13. 2026-06-03
    remarks 681-char remark
14. 2026-06-03
    statusdays on marketlisting id $119,000 Active 47 DOM
15. 2026-05-13
    status Pending
16. 2026-04-15
    historical
17. 2026-04-03
    listed $119,000 Active
18. 2026-04-03
    listed $119,000 Active
19. 2026-04-03
    historical
20. 2026-04-02
    status Active
21. 2026-04-02
    historical
22. 2026-03-27
    price $119,000
23. 2026-02-13
    listed $129,900 Active
24. 2016-03-10
    historical
25. 2016-03-09
    listed $11,000
26. 2016-01-15
    soldstatus $9,500
27. 2014-10-06
    listed $11,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,973
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$3,462
• Taxable income: $3,430
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $4,297/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 04
• NCES district ID: 4503570
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,416
• Composite: 38.47/100
• National rank: #4190
• State rank: #23 of 80 in SC

Livability — Woodruff

• Score: 65/100
• State rank: #135
• US rank: #13093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 16,868
• Metro: Spartanburg, SC
• Population (ZIP): 16,868
• Household income: $79,828
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 303.0

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 (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% 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: ▼ -37.96%
• Current HPI: 279.6651
• Rent YoY: —
• 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

+981.8% since first listed

13 events — show timeline

• 2026-05-13 Pending — Greater Greenville MLS
• 2026-04-15 Listing Removed — Greater Greenville MLS
• 2026-04-03 Listing Removed — Greater Greenville MLS
• 2026-04-03 Listed $119,000 Greater Greenville MLS
• 2026-04-03 Listed $119,000 Greater Greenville MLS
• 2026-04-02 Relisted — Greater Greenville MLS
• 2026-04-02 Listing Removed — Greater Greenville MLS
• 2026-03-27 Price Changed $119,000 Greater Greenville MLS
• 2026-02-13 Listed $129,900 Greater Greenville MLS
• 2016-03-10 Delisted — SPMLS
• 2016-03-09 Listed $11,000 SPMLS
• 2016-01-15 Sold (MLS) $9,500 SPMLS
• 2014-10-06 Listed $11,000 SPMLS