507 Wingo Rd · Roebuck, SC 29376

$189,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 74 Days on market

Built 1962 0.40 ac lot Est $250k · 24% under

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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 +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside to a welcoming, fresh interior with an open-concept layout connecting the living room, kitchen, and dining area with the breakfast bar—perfect for everyday living and entertaining. Totally renovated 3-bedroom, 2-bathroom home offering modern comfort and peace of mind! This move-in-ready property has been fully updated from top to bottom. The roof is only a few years old, and the home features brand new HVAC system, new windows, new water heater, new electrical, new plumbing, all new drywall and flooring throughout. The home also includes convenient laundry hookups designed for a stackable washer and dryer. Every detail has been thoughtfully updated with new fixtures and fi

Key facts

• Fully updated
• New water heater
• Breakfast bar

Tags

• OPEN-CONCEPT LAYOUT
• BREAKFAST BAR
• FULLY UPDATED
• NEW HVAC SYSTEM
• NEW WINDOWS
• NEW WATER HEATER

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Electric cooktop; Cooktop; Electric oven; Convection oven; Self-cleaning oven; Electric range; Free-standing range; Range hood; Range; Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric air conditioning; Electric forced-air heating
• Interior features: Walk-in closets
• Laundry & utility: Washer hookup on the main level; Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $186k (1.6% below list).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.7% in Roebuck — 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 64/100 on livability (#147 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: R. P. Dawkins Middle (math 38% / reading 44%, grade F, #72 of 229 statewide, top 32%, 862 students, 76% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Spartanburg 06 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 141 active listings in the ZIP; 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 $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

• It's been on market 74 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $189k implies a 779% 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $249,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Spirit Dr	0.32mi	3/2.0 (+1)	1,286 (-0%)	10mo	$233,000	$181	67
189 Birchwood Dr	0.19mi	3/2.0 (+1)	1,406 (+9%)	2mo	$300,000	$213	65
299 Mcabee Rd	0.66mi	3/1.5 (+1)	1,270 (-1%)	0mo	$174,900	$138	60
3041 Emberly Dr	0.40mi	3/2.0 (+1)	1,234 (-4%)	11mo	$233,000	$189	56
218 Joe Arthur Dr	0.40mi	3/2.0 (+1)	1,383 (+7%)	7mo	$279,900	$202	54
3341 Navin Trl	0.47mi	3/2.0 (+1)	1,224 (-5%)	9mo	$257,975	$211	53
1140 Kaden Ct	0.63mi	3/2.0 (+1)	1,183 (-8%)	1mo	$222,000	$188	47
1128 Kaden Ct	0.65mi	3/2.0 (+1)	1,183 (-8%)	0mo	$225,000	$190	47
1153 Kaden Ct	0.62mi	3/2.0 (+1)	1,183 (-8%)	5mo	$219,900	$186	44
1177 Kaden Ct	0.59mi	3/2.0 (+1)	1,183 (-8%)	9mo	$236,900	$200	43
1344 Duffers Ln	0.59mi	3/2.0 (+1)	1,183 (-8%)	10mo	$229,900	$194	42
309 Mcabee Rd	0.66mi	3/1.5 (+1)	1,100 (-15%)	3mo	$234,000	$213	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,087
• Equity at exit: $28,181

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $13,205
• Equity at exit: $16,341

Cash invested: $52,920 (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 29376

• Home prices YoY: -25.6%
• Active inventory: 141
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $292

Break-even live

Break-even rent $1,490

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $399	-5% $345	+0% $292	+5% $238	+10% $185
Rent	-10% $145	-5% $218	+0% $292	+5% $365	+10% $439
Rate	-1.0pp $387	-0.5pp $340	base $292	+0.5pp $243	+1.0pp $193

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-30
   status $189,000 Pending 74 DOM
2. 2026-05-13
   price $189,000
3. 2026-04-12
   price $199,000
4. 2026-03-20
   price $209,000
5. 2026-03-17
   price $219,000
6. 2026-03-17
   listed $229,000 Active
7. 2019-08-01
   historical
8. 2019-02-26
   listed $46,900 Active
9. 2004-04-02
   soldstatus $21,500
10. 2003-05-01
    soldstatus $36,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $22,309
• − Mortgage interest: −$10,587
• − Property taxes: −$1,283
• − Insurance: −$945
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,498
• Taxable income: $427
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $3,400/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 — Roebuck

• Score: 64/100
• State rank: #147
• US rank: #13929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roebuck, SC
• Population (ZIP): 8,722

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 (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Other Indo-European 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: ▼ -77.54%
• Current HPI: 225.2259
• Rent YoY: —
• Metro: —
• 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

+425.0% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $189,000 SPMLS
• 2026-04-12 Price Changed $199,000 SPMLS
• 2026-03-20 Price Changed $209,000 SPMLS
• 2026-03-17 Price Changed $219,000 SPMLS
• 2026-03-17 Listed $229,000 SPMLS
• 2019-08-01 Delisted — SPMLS
• 2019-02-26 Listed $46,900 SPMLS
• 2004-04-02 Sold (Public Records) $21,500 Public Records
• 2003-05-01 Sold (Public Records) $36,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,283 · +1.1% YoY. Source: county tax records.