118 Mistybrook Dr · Camp Croft, SC 29302

$129,900

2 bd · 1.5 ba · 920 sqft · Townhouse public records · 19 Days on market

Built 1985 2,614 sqft lot Est $141k · 8% under $10/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +11.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

Key facts

• Brand-new flooring
• Fresh new paint
• New deck

Tags

• NEW DECK
• FRESH NEW PAINT
• BRAND-NEW FLOORING
• LOW-MAINTENANCE LIVING
• EXCELLENT CONVENIENCE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $115 (about $9.58/month)

Exterior

• Parking: No parking provided
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Residential townhouse; Two levels; Entry level information not specified
• Construction: Wood siding; Composition roof; Slab foundation; Built area above grade: 1,053 (value provided)
• Exterior features: Deck; Patio; Porch; Fenced yard; Sloped lot

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump and electric heating; Heat pump and electric cooling
• Interior features: Laminate countertops; Pantry; Storm windows; Electric water heater; Has fireplace (1)
• Laundry & utility: Laundry closet with washer hookup and electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.9% in Camp Croft — 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: area grade C — 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: E. P. Todd School (math 18% / reading 29%, grade F, #467 of 597 statewide, top 78%, 576 students, 100% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 93% FRL vs 62% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $898 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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

• 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 $127,951 (1.5% 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. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $140,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
389 Royal Oak Dr	0.70mi	2/2.5	907 (-1%)	19mo	$139,000	$153	45

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,828
• Equity at exit: $19,369

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,173
• Equity at exit: $11,231

Cash invested: $36,372 (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 29302

• Home prices YoY: -25.3%
• Rents YoY: 2.5%
• Active inventory: 154
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$54
• HOA: −$10
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $202

Break-even live

Break-even rent $1,045

Max offer price $129,900

Occupancy floor 79%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Inwood Ct Spartanburg, SC	2.0	2.5	1068	$1,350	$1.26	21d	1	1.46mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 20 events

1. 2026-05-17
   status Active
2. 2026-05-11
   status Pending
3. 2026-04-30
   listed $129,900 Active
4. 2021-10-18
   soldstatus $121,000
5. 2021-10-08
   soldstatus $121,000 Sold CO-OP Member 622-char remark

   Show marketing remark (622 chars)

   Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

6. 2021-10-08
   soldstatus $121,000 Sold

   Show marketing remark (622 chars)

   Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

7. 2021-08-23
   status Pending-Continue to Show 622-char remark

   Show marketing remark (622 chars)

   Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

8. 2021-08-23
   historical Contingency Contract

   Show marketing remark (622 chars)

   Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

9. 2021-08-17
   price $119,900 622-char remark

   Show marketing remark (622 chars)

   Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

10. 2021-08-17
    price $119,900

    Show marketing remark (622 chars)

    Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

11. 2021-07-29
    listed $129,900 Active 622-char remark

    Show marketing remark (622 chars)

    Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

12. 2021-07-29
    listed $129,900 Active

    Show marketing remark (622 chars)

    Look at this beautiful TWO BED ONE AND A HALF BATH TOWNHOME in the Mistybrook community. As you enter the home from the LARGE FRONT PORCH, you'll find the living room and fireplace, as you make your way into the LARGE KITCHEN, you'll find your laundry room and mostly STAINLESS STEEL APPLIANCES. From the kitchen, you can make your way to the large FENCED-IN YARD AND BACK DECK, perfect for entertaining. As you make your way upstairs, you'll be amazed by the oversized rooms and PLETHORA OF NATURAL LIGHT. In the master bedroom, you'll find HIS AND HERS CLOSETS. You don't want to miss out on this affordable opportunity!

13. 2016-10-03
    listed $63,900
14. 2014-05-13
    listed $67,500
15. 2008-08-18
    historical
16. 2008-04-10
    listed $84,500
17. 2006-12-08
    soldstatus $56,000
18. 2002-01-31
    soldstatus $62,000
19. 2002-01-01
    soldstatus $62,000
20. 2001-05-15
    listed $67,900

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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 6/10 Major 7 d/yr ≥106°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: $15,613
• − Mortgage interest: −$7,276
• − Property taxes: −$960
• − Insurance: −$650
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − HOA: −$120
• − Depreciation: −$3,779
• Taxable income: $330
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $2,351/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 — Camp Croft

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

Census & demographics

• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 19,918
• Household income: $80,819
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 619.0

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 (71%)
• Race & ethnicity: White 71% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 5% Serbian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% German/W. Germanic 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: ▼ -80.20%
• Current HPI: 237.1002
• Rent YoY: ▲ 2.50%
• 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

+91.3% since first listed

20 events — show timeline

• 2026-05-17 Relisted — SPMLS
• 2026-05-11 Pending — SPMLS
• 2026-04-30 Listed $129,900 SPMLS
• 2021-10-18 Sold (Public Records) $121,000 Public Records
• 2021-10-08 Sold (MLS) $121,000 Greater Greenville MLS
• 2021-10-08 Sold (MLS) $121,000 SPMLS
• 2021-08-23 Pending — SPMLS
• 2021-08-23 Contingent — Greater Greenville MLS
• 2021-08-17 Price Changed $119,900 SPMLS
• 2021-08-17 Price Changed $119,900 Greater Greenville MLS
• 2021-07-29 Listed $129,900 Greater Greenville MLS
• 2021-07-29 Listed $129,900 SPMLS
• 2016-10-03 Listed $63,900 SPMLS
• 2014-05-13 Listed $67,500 SPMLS
• 2008-08-18 Listing Removed — Greater Greenville MLS
• 2008-04-10 Listed $84,500 Greater Greenville MLS
• 2006-12-08 Sold (Public Records) $56,000 Public Records
• 2002-01-31 Sold (MLS) $62,000 SPMLS
• 2002-01-01 Sold (Public Records) $62,000 Public Records
• 2001-05-15 Listed $67,900 SPMLS

Property tax history

-2.1%/yr

Latest (2025): $960 · +1.2% YoY. Source: county tax records.