242/246 Brewton Rd · Wellford, SC 29301

$425,000

6 bd · 3.9 ba · 2,448 sqft · MultiFamily · 39 Days on market

Built 2026 Excellent condition 1.17 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

242/246 Brewton Rd, Spartanburg, SC 29301 is a brand-new duplex on a 1.17-acre lot in Spartanburg’s desirable westside/District 5 area! Each unit offers 1,224 sq. ft. , 3 bedrooms, 2 bathrooms, and a single-car garage with its own paved driveway. The interior features a light, open floor plan with a 10 ft vaulted ceiling in the living room and recessed lighting throughout the main living areas. Kitchens include stainless steel appliances—oven/range, overhead microwave, dishwasher, and refrigerator—along with an open dining area. Wide plank LVP flooring runs throughout each unit for durability and easy maintenance. Each side also includes a dedicated laundry area. The large over-an-acre lot provides ample outdoor space for activities, parking, or additional storage needs. Excellent opportunity for an income-producing rental property or for an owner to live in one side and rent the other. Convenient westside location with quick access to Interstates 26 & 85, GSP Airport, BMW, and Greenville, plus grocery stores and restaurants in Duncan, approximately 2–3 miles away. Highly rated District 5 schools. Call today for your personal tour.

Key facts

• Open floor plan
• Recessed lighting
• New duplex

Tags

• NEW DUPLEX
• 1.17 ACRE LOT
• OPEN FLOOR PLAN
• 10 FT VAULTED CEILING
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Multifamily property with 2 total units
• HOA & community: No community amenities listed

Exterior

• Parking: Garage; Paved driveway
• Utilities: Public water; Septic sewer; Electric water heater; Private garbage pickup; Separate utility meters for electric and water
• Home design: Single-story building; New construction (approximate year built 2026); New / never lived in; Slab foundation
• Construction: Architectural roof; Vinyl siding exterior; Slab foundation; Built in 2026 (approximate)
• Exterior features: Vinyl siding; Lot dimensions approximately 137 x 379 x 138 x 364

Interior

• Kitchen: Unit 2 kitchen/breakfast room; Dishwasher; Disposal; Microwave; Refrigerator; Stand-alone smooth-top range
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms; Unit 3: None listed; Unit 4: None listed
• Bathrooms: Unit 1: 2 full baths; Unit 2: 2 full baths; Unit 3: None listed; Unit 4: None listed
• Heating & cooling: Heat pump heating (electric); Electric cooling via heat pump
• Interior features: Front porch
• Laundry & utility: Separate electric and water meters (multi-unit)

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $425k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive. Per door: $218/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-, schools D-, amenities 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.
• Market conditions: Rents soft (-2.6%/yr); 466 active listings in the ZIP; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $4,546/mo this rent would consume 94% of the median local household income ($58k/yr) (locally 1331% 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 $3k of loan paydown is wiped out by about $13k 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 ($412k) is reasonable based on typical stale-listing flexibility.
• 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 $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-40,452
• Equity at exit: $63,369

10-year hold

• IRR: -4.9%
• Equity multiple: 0.72×
• Total profit: $-32,776
• Equity at exit: $36,746

Cash invested: $119,000 (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 29301

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 466
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $4,546 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$955
• Net cashflow: $654

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 81%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,545
Total (3 units)			$4,546

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $425,000 Active 39 DOM
2. 2026-06-17
   status $425,000 Active 38 DOM
3. 2026-06-17
   days on market $425,000 Contingency Contract 38 DOM
4. 2026-06-16
   days on market $425,000 Contingency Contract 37 DOM
5. 2026-06-15
   statusdays on market $425,000 Contingency Contract 36 DOM
6. 2026-06-14
   days on market $425,000 Active 34 DOM
7. 2026-06-13
   days on market $425,000 Active 33 DOM
8. 2026-06-10
   days on market $425,000 Active 31 DOM
9. 2026-06-09
   days on market $425,000 Active 30 DOM
10. 2026-06-08
    days on market $425,000 Active 29 DOM
11. 2026-06-07
    days on market $425,000 Active 28 DOM
12. 2026-06-02
    days on market $425,000 Active 23 DOM
13. 2026-06-01
    days on market $425,000 Active 22 DOM
14. 2026-05-31
    days on market $425,000 Active 21 DOM
15. 2026-05-30
    days on market $425,000 Active 20 DOM
16. 2026-05-10
    listed $425,000 Active
17. 2026-05-09
    listed $425,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    242/246 Brewton Rd, Spartanburg, SC 29301 is a brand-new duplex on a 1.17-acre lot in Spartanburg’s desirable westside/District 5 area! Each unit offers 1,224 sq. ft. , 3 bedrooms, 2 bathrooms, and a single-car garage with its own paved driveway. The interior features a light, open floor plan with a 10 ft vaulted ceiling in the living room and recessed lighting throughout the main living areas. Kitchens include stainless steel appliances—oven/range, overhead microwave, dishwasher, and refrigerator—along with an open dining area. Wide plank LVP flooring runs throughout each unit for durability and easy maintenance. Each side also includes a dedicated laundry area. The large over-an-acre lot provides ample outdoor space for activities, parking, or additional storage needs. Excellent opportunity for an income-producing rental property or for an owner to live in one side and rent the other. Convenient westside location with quick access to Interstates 26 & 85, GSP Airport, BMW, and Greenville, plus grocery stores and restaurants in Duncan, approximately 2–3 miles away. Highly rated District 5 schools. Call today for your personal tour.

ⓘ 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: $54,552
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,364
• − Management: −$4,364
• − Depreciation: −$12,364
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $7,574/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 · 14 photos

Excellent 100/100 None rehab

This property is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from some cosmetic updates to enhance its curb appeal and attract more buyers or renters.

Value-add opportunities

• Resale Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers.
• Rental Adding a small garden or landscaping feature in the front yard — A well-maintained front yard can attract more renters and add to the overall appeal of the property.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers. ↑
• Rental Adding a small garden or landscaping feature in the front yard — A well-maintained front yard can attract more renters and add to the overall appeal of the property. ↑

ⓘ 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 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 — 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): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

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 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% 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: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• 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

2 events — show timeline

• 2026-05-10 Listed $425,000 Greater Greenville MLS
• 2026-05-09 Listed $425,000 SPMLS