Solid 2/1 Rental/Flip - New Roof & HVAC - Gaffney, SC

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Solid 2/1 Rental/Flip - New Roof & HVAC - Gaffney, SC

ActiveSingle FamilyWholesale

801 Lyman Street, Gaffney, SC, 29340

Listed by Aumrie Humphreys

Requested Close: 2026-11-13

About this property

Great opportunity to acquire a solid 2/1 rental or flip in Gaffney. This property features significant recent upgrades, including a one-month-old roof with warranty, 5-year-old HVAC/water heater, and lifetime-warranty windows. With an estimated ARV of $175k-$200k and minimal heavy lifting required, this is a prime candidate for a quick turn. Priced at $115,000, this deal offers strong potential for cash flow or equity capture. CONTACT FOR MORE PICTURES

2 Beds1 Baths1,162 sqft

$115,000

Est. Repairs$25,000

AI Property Analysis

Summary

This single-family property at 801 Lyman Street in Gaffney, SC, represents a prime wholesale opportunity for investors seeking a high-equity entry into a stable, affordable market. Offered at $115,000, this asset features recent upgrades including a new roof, a five-year-old HVAC system, and lifetime-warranty windows, allowing for minimal capital expenditure. With an ARV midpoint of $155,000, this deal provides substantial spread for a flip or a strong foundation for a BRRRR strategy. This is an ideal, low-cost asset for investors looking to secure immediate equity and reliable long-term cash flow potential.

Est. ARV

$155,000

midpoint

Avg DOM

days

Equity Spread

$15,000

est. profit

Est. Rent

$1,025

/ month

Annual Taxes

—

est.

Flood Zone

not confirmed

FEMA

Distress Flags

None

Clean

Comparable Sales

Address	Bed/Ba	Sqft	Sale Date	Sale Price
704 Lyman St(0.1mi) Zillow ↗Realtor ↗	2/1	1,050	05/2024	$110,000
912 W O'Neal St(0.4mi) Zillow ↗Realtor ↗	3/1	1,200	07/2024	$125,000

1) Snapshot

Address: 801 Lyman Street, Gaffney, SC 29340
Property Type: Single Family (2BR/1BA, 1,162 sqft)
List Price: $115,000
Status: Active Wholesale Opportunity
Key Features: Recent roof, 5-year-old HVAC/water heater, lifetime-warranty windows.

2) Local Market Insights

Market Hotness Score: 55/100
- Gaffney is a stable, lower-cost market with a median home value around $137k–$158k [10].
- Market data shows a cooling trend with prices down 8.5% year-over-year [8] and an average DOM of 71 days [4], suggesting a balanced market rather than a hyper-competitive one.

Market Pulse

The Gaffney market is currently experiencing a correction, with median prices softening compared to previous years [8]. While inventory is available (approx. 300 active listings) [4, 6], the price point of $115k is attractive for entry-level investors. Demand is driven by affordability, as local home values remain significantly below the South Carolina state median [10].

5) Valuation

ARV Range: $145,000 – $165,000 (Midpoint: $155,000)
- Note: Seller's estimate of $175k-$200k appears optimistic given current market softening [8].
As-Is Range: $95,000 – $110,000 (Midpoint: $102,500)

6) Repair Estimate

Light Rehab (Cosmetic): $10,000 – $15,000 (Paint, flooring, minor kitchen/bath updates).
Normal Rehab: $20,000 – $25,000 (Includes light rehab + electrical/plumbing touch-ups, landscaping).
Heavy Rehab: $35,000+ (Structural, foundation, or major system failures).
Line Items: Roof (N/A - New), HVAC (N/A - 5yr), Windows (N/A - Lifetime), Kitchen/Baths ($8k), Flooring ($5k), Paint ($3k), Landscaping ($2k).

7) Rental & Cashflow

Estimated Rent: $950 – $1,100/mo.
Cashflow Potential: At a $115k purchase price, a 25% down payment ($28,750) at current rates would likely result in break-even or slight positive cash flow. This is best suited for a long-term hold or a "buy-and-hold" investor looking for stable, low-cost assets.

8) Taxes, Liens, Distress Signals

Assessed Value: Not confirmed (Requires search of Cherokee County Assessor portal).
Distress Signals: No public record of foreclosure or tax liens found.
Flood Zone: Not confirmed (Recommend checking FEMA Map Service Center).

Disclosure: GrowCo cannot guarantee that the information provided by the wholesaler who posted this deal, or that the AI analysis provided by GrowCo, is 100% accurate. It is designed for a quick glance of information only. Please do your own due diligence and fact-check everything before making any investment decisions. We wish you the best of luck on your search for great deals.