155 Shanel Dr · Woodruff, SC 29388

$175,000

3 bd · 2.0 ba · 1,817 sqft · Manufactured public records · 19 Days on market

Built 2002 4.81 ac lot Est $145k · 20% over

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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 +17.1/30.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

Key facts

• Two creeks
• 4.8 acres
• Primary suite

Tags

• 4.8 ACRES
• TWO CREEKS
• LARGE GREAT ROOM
• FIREPLACE
• PRIMARY SUITE
• SKYLIGHT

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Side/rear entry parking; Driveway parking (gravel); No garage
• Utilities: Public water; Septic sewer; Private garbage pickup
• Home design: Single-story residence; Built in 2002; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof; Outbuilding for storage
• Exterior features: Front porch

Interior

• Kitchen: Kitchen approx. 12 x 12; Dishwasher; Refrigerator; Electric oven
• Bedrooms: 4 bedrooms on the main level; Primary suite with full bath, separate shower and tub, walk-in closet and multiple closets; Primary bedroom approx. 15 x 15; Second and third bedrooms approx. 12 x 12; Fourth bedroom approx. 12 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced air heating; Central forced electric cooling; Electric water heater
• Interior features: Open floor plan; Ceiling fans; Blown ceiling insulation; Laminate countertops; One ventless fireplace
• Laundry & utility: Main-level laundry room with washer connection and electric dryer hookup; Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $168k (3.8% below list).
• Recommended offer: $168k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% 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) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 666 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $168,372 (3.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $145,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Shanel Dr	0.00mi	4/2.0 (+1)	2,000 (+10%)	1mo	$160,000	$80	78
145 Shanel Dr	0.04mi	4/2.0 (+1)	2,075 (+14%)	23mo	$124,150	$60	51

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-20,641
• Equity at exit: $26,093

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,968
• Equity at exit: $15,131

Cash invested: $49,000 (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 29388

• Home prices YoY: -11.9%
• Active inventory: 666
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $121

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $242	-5% $181	+0% $121	+5% $60	+10% $0
Rent	-10% $-12	-5% $54	+0% $121	+5% $187	+10% $254
Rate	-1.0pp $209	-0.5pp $165	base $121	+0.5pp $75	+1.0pp $29

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Switzer Green Pond Rd Unit 1 Woodruff, SC	4.0	2.0	1568	$1,200	$0.77	22d	1	1.10mi
317 Hart Townes Way Woodruff, SC	3.0	2.5	1631	$2,000	$1.23	4d	128	1.42mi

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-04-23
   listed $175,000 Active
3. 2024-08-23
   soldstatus $156,750 Sold 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

4. 2024-08-04
   status Pending 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

5. 2024-07-31
   price $165,000 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

6. 2024-07-31
   status Active 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

7. 2024-07-18
   historical 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

8. 2024-07-05
   historical Contingency Contract 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

9. 2024-06-27
   listed $175,000 Active 480-char remark

   Show marketing remark (480 chars)

   This is a special property featuring a mobile home on 4.8 acres. The property is to convey as is. Schedule your showing today as this property will not last long. Seller will produce a new survey to honor the 2 current lots, or a survey to assemble the acreage together depending upon buyer needs. The land is extremely spacious and quiet, making a perfect place to find rest, create a mini farm, or enjoy the view. Call with any questions! The mobile home is NOT detitled.

10. 2002-08-01
    soldstatus $52,538

ⓘ 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 5/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,205
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,091
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,790/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

+233.1% since first listed

10 events — show timeline

• 2026-05-12 Pending — Greater Greenville MLS
• 2026-04-23 Listed $175,000 Greater Greenville MLS
• 2024-08-23 Sold (MLS) $156,750 Greater Greenville MLS
• 2024-08-04 Pending — Greater Greenville MLS
• 2024-07-31 Price Changed $165,000 Greater Greenville MLS
• 2024-07-31 Relisted — Greater Greenville MLS
• 2024-07-18 Listing Removed — Greater Greenville MLS
• 2024-07-05 Contingent — Greater Greenville MLS
• 2024-06-27 Listed $175,000 Greater Greenville MLS
• 2002-08-01 Sold (Public Records) $52,538 Public Records