270 Rev Wilson Dr · Spartanburg, SC 29306

$119,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 12 Days on market

Built 1967 7,405 sqft lot Est $135k · 11% 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 +20.2/30.0
• ARV discount +12.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IN-TOWN LOCATION! GOOD LOT! TOTALLY REMODELEDHOME!  FULL BRICK HOME! GOOD SCHOOLS! GREAT PRICE for ALL!  Near downtown Spartanburg, 5-7 minutes from Interstate 85, good restaurants & schools close by. Home totally updated/upgraded, including exterior paint (except brick), interior paint, new floors, shower, sink with vanity and toilet. Good Spartanburg County Schools nearby. This would make a great first-time homebuyer home, or great rental property for an investor. Where can you find a nicely remodeled full-brick home in today's market for this price? (If SF is important to buyer, buyer must verify. )

Key facts

• 7,405 sq ft lot
• Built 1967
• Listed 12 days

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees; No community amenities

Exterior

• Parking: Unpaved driveway; No garage
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; No garage type listed
• Home design: Single-story home; Built around 1967; Crawl space foundation
• Construction: Composition shingle roof
• Exterior features: Level lot; Lot size: 1/2 acre or less; Brick veneer (full)

Interior

• Kitchen: Kitchen approximately 12 x 10; Electric stand-alone range
• Bedrooms: Primary bedroom on main level (10 x 10); Second bedroom on main level (10 x 10); Two bedrooms on main level total
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Forced air heating; Central electric cooling
• Interior features: Cable available; Smooth ceilings; Smoke detector; No fireplace
• Laundry & utility: No laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.8% vs local median 3.9% in Spartanburg — 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 76/100 on livability (#24 in SC, #3,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• 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: Mary H. Wright Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 455 students, 100% FRL); Carver Middle (math 14% / reading 21%, grade F, #189 of 229 statewide, top 83%, 683 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 95% FRL vs 62% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 236 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 36% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $45k; list at $120k implies a 166% 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 $119,900

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Rev Wilson Dr	0.00mi	2/1.0	832 (0%)	1mo	$119,900	$144	99
102 Arlo Ct	0.35mi	2/1.0	881 (+6%)	3mo	$142,500	$162	72
208B Collins Ave	0.09mi	2/2.0	954 (+15%)	1mo	$166,000	$174	67
318 Woodview Ave	0.22mi	3/1.0 (+1)	800 (-4%)	16mo	$60,000	$75	65
326 Woodview Ave	0.25mi	3/1.0 (+1)	864 (+4%)	16mo	$149,900	$173	64
234 Conley St	0.17mi	2/2.0	880 (+6%)	19mo	$172,500	$196	63
500 Greenlea St	0.28mi	2/1.0	710 (-15%)	1mo	$141,000	$199	62
193 S Carolina Ave Ave	0.34mi	2/1.0	779 (-6%)	19mo	$122,000	$157	58
520 Caulder Ave	0.29mi	2/1.0	744 (-11%)	22mo	$174,000	$234	50
143 Edwards Ave	0.63mi	2/1.0	896 (+8%)	14mo	$75,000	$84	47
407 Shaw Ave	0.47mi	3/1.0 (+1)	950 (+14%)	14mo	$153,000	$161	38

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 · 3.46% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,128
• Equity at exit: $17,877

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $7,008
• Equity at exit: $10,367

Cash invested: $33,572 (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 29306

• Home prices YoY: -29.9%
• Rents YoY: 3.5%
• Active inventory: 236
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $152

Break-even live

Break-even rent $1,046

Max offer price $119,900

Occupancy floor 83%

Sensitivity live

Price	-10% $220	-5% $186	+0% $152	+5% $118	+10% $85
Rent	-10% $55	-5% $103	+0% $152	+5% $201	+10% $250
Rate	-1.0pp $213	-0.5pp $183	base $152	+0.5pp $121	+1.0pp $90

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
938 Logan St Unit A Spartanburg, SC	2.0	2.5	980	$1,600	$1.63	22d	1	0.51mi
88 W Park Dr Unit H Spartanburg, SC	2.0	1.0	950	$875	$0.92	22d	1	0.56mi
630 S Converse St Spartanburg, SC	2.0	1.0	912	$995	$1.09	22d	1	0.71mi
102 Harvard Dr Spartanburg, SC	2.0	1.0	1000	$1,300	$1.30	15d	1	0.75mi
118 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	22d	1	0.78mi
116 Morningside Dr Spartanburg, SC	2.0	1.0	800	$850	$1.06	22d	1	0.78mi
624 Crescent Ave Unit 1 Spartanburg, SC	2.0	1.0	819	$1,000	$1.22	22d	1	0.97mi
111 Timothy St Spartanburg, SC	2.0	1.0	1100	$1,600	$1.45	22d	1	1.00mi
334 W Hampton Ave Unit 1 Spartanburg, SC	2.0	1.0	895	$1,100	$1.23	22d	1	1.03mi
1097 Union St Spartanburg, SC	1.0–2.0	1.0–2.0	951	$2,009	$2.11	15d	21	1.21mi
327 E Kennedy St Spartanburg, SC	1.0–2.0	1.0–2.0	806	$1,654	$2.05	15d	7	1.23mi
300 Amherst Dr Spartanburg, SC	2.0	1.0	763	$975	$1.28	15d	1	1.25mi
149 S Daniel Morgan Ave Unit 2B Spartanburg, SC	1.0	1.0	750	$1,195	$1.59	22d	1	1.31mi
149 S Daniel Morgan Ave Unit 2A Spartanburg, SC	1.0	1.0	800	$1,150	$1.44	22d	1	1.31mi
174 E Main St Spartanburg, SC	1.0–2.0	1.0–2.0	760	$2,295	$3.02	15d	8	1.40mi
142 Magnolia St Unit 301 Spartanburg, SC	2.0	2.0	937	$1,850	$1.97	22d	1	1.49mi
142 Magnolia St Unit 104 Spartanburg, SC	1.0	1.0	892	$1,600	$1.79	22d	1	1.49mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-18
   status Pending 630-char remark

   Show marketing remark (630 chars)

   IN-TOWN LOCATION! GOOD LOT! TOTALLY REMODELEDHOME!  FULL BRICK HOME! GOOD SCHOOLS! GREAT PRICE for ALL!  Near downtown Spartanburg, 5-7 minutes from Interstate 85, good restaurants & schools close by. Home totally updated/upgraded, including exterior paint (except brick), interior paint, new floors, shower, sink with vanity and toilet. Good Spartanburg County Schools nearby. This would make a great first-time homebuyer home, or great rental property for an investor. Where can you find a nicely remodeled full-brick home in today's market for this price? (If SF is important to buyer, buyer must verify. )

3. 2026-04-10
   listed $119,900 Active 630-char remark

   Show marketing remark (630 chars)

   IN-TOWN LOCATION! GOOD LOT! TOTALLY REMODELEDHOME!  FULL BRICK HOME! GOOD SCHOOLS! GREAT PRICE for ALL!  Near downtown Spartanburg, 5-7 minutes from Interstate 85, good restaurants & schools close by. Home totally updated/upgraded, including exterior paint (except brick), interior paint, new floors, shower, sink with vanity and toilet. Good Spartanburg County Schools nearby. This would make a great first-time homebuyer home, or great rental property for an investor. Where can you find a nicely remodeled full-brick home in today's market for this price? (If SF is important to buyer, buyer must verify. )

4. 2026-04-06
   listed $119,900 Active
5. 2019-11-18
   soldstatus $45,000
6. 2009-06-25
   soldstatus $55,000
7. 2009-06-17
   historical
8. 2009-05-12
   listed $10,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/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 2/10 Low
• 🌡 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: $14,868
• − Mortgage interest: −$6,716
• − Property taxes: −$1,772
• − Insurance: −$600
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,488
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,850/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 — Spartanburg

• Score: 76/100
• State rank: #24
• US rank: #3679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spartanburg, SC
• County: Spartanburg County · 258,607 people
• City population: 120,406
• Metro: Spartanburg, SC
• Population (ZIP): 16,714
• Household income: $41,356
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1064.0

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 0.61)
• Race & ethnicity: Black 50% White 36% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -90.67%
• Current HPI: 213.1266
• Rent YoY: ▲ 3.46%
• 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

+1099.0% since first listed

8 events — show timeline

• 2026-04-22 Pending — Greater Greenville MLS
• 2026-04-18 Pending — SPMLS
• 2026-04-10 Listed $119,900 SPMLS
• 2026-04-06 Listed $119,900 Greater Greenville MLS
• 2019-11-18 Sold (Public Records) $45,000 Public Records
• 2009-06-25 Sold (Public Records) $55,000 Public Records
• 2009-06-17 Listing Removed — Greater Greenville MLS
• 2009-05-12 Listed $10,000 Greater Greenville MLS

Property tax history

+7.8%/yr

Latest (2025): $1,772 · +0.7% YoY. Source: county tax records.