Private Off-Market Investment Opportunity
Gaffney, SC
Off-Market Investor Opportunity

145 Poplar St

Gaffney, SC 29341

IN-HOUSE DEAL Brought to you by the WYNF Acquisitions Team at Vice Capital
Single Family Residence
744 Sq Ft
Built 1914
Investor Snapshot

The numbers at a glance

Vice Capital internal valuation support reconciles the supplied ARV at $150,000. Buyer to independently verify all property and valuation information.

Cash Price $80,000 Proof of funds and closing ability required
Estimated ARV $150,000 Buyer to independently verify
Estimated ROI 19.0% – 28.2% Based on $150,000 ARV and the supplied $37,000–$46,000 repair range. Financing, holding, closing, commissions, resale, and other costs are excluded.
Earnest Money $2,500 Earnest Money Deposit
Estimated Inspection Report

Preliminary condition and cost breakdown

Vice Capital's preliminary observations and estimates are provided to help investors begin their evaluation.

  • Cleanout — $700: House is mostly empty but visibly dirty; carpet and surfaces need deep cleaning. Treatment: Repair. Confidence: High.
  • Site / landscape — $900: Basic lawn present; modest weeds/debris and curb appeal cleanup needed. Treatment: Repair. Confidence: High.
  • Exterior — $6,000: Widespread peeling/flaking paint on siding and trim; localized material repairs likely. Treatment: Refinish. Confidence: High.
  • Roof / gutters — $1,000: Roof visible but no clear broad failure; interior ceiling staining warrants source check and localized repair allowance. Treatment: Repair. Confidence: Moderate.
  • Windows / doors — $800: Older windows/doors visible; no clear wholesale failure. Budget weatherstrip, trim, hardware and selective repair. Treatment: Selective Replace. Confidence: Moderate.
  • Porch / deck / steps — $1,500: Front deck/ramp and exterior walking surfaces are weathered; no clear structural collapse shown. Treatment: Repair. Confidence: Moderate.
  • Interior paint / drywall — $4,500: Walls/ceilings show stains, scuffs, patching, one wall hole, and ceiling damage/staining. Treatment: Repair. Confidence: High.
  • Flooring — $4,000: Bedroom carpet is heavily stained; hard-surface flooring has a visibly damaged area and inconsistent condition. Treatment: Selective Replace. Confidence: High.
  • Kitchen — $5,000: Very dated, worn and mismatched cabinetry; small sink/counter run; retail presentation is below comp finish. Treatment: Refinish. Confidence: Moderate.
  • Bathroom — $3,000: One narrow bath appears functional but dated; tub/surround and vanity need clean refresh rather than luxury gut. Treatment: Refinish. Confidence: Moderate.
  • Lighting / electrical — $2,000: Dated ceiling fans/fixtures and patchy device presentation; panel and wiring not shown. Treatment: Selective Replace. Confidence: Moderate.
  • Plumbing / water heater — $800: Water heater is visible in kitchen area; no active leak shown. Allow for fixture/trim/plumbing corrections only. Treatment: Repair. Confidence: Low.
  • HVAC — $600: Exterior condenser is present; function/age not established. Treatment: Repair. Confidence: Low.
  • Basement / crawl / attic — $0: Crawl access visible; interior crawl/attic not shown. Treatment: Investigate / Unverified. Confidence: Low.
  • Structural — $0: No definitive structural failure visible in supplied photos. Treatment: Investigate / Unverified. Confidence: Low.
  • Moisture / remediation — $0: Ceiling/wall staining is visible, but active source and extent are unverified; cosmetic repair included above. Treatment: Investigate / Unverified. Confidence: Low.
  • Appliances — $2,200: No coordinated retail appliance package is shown. Treatment: Replace. Confidence: Moderate.
  • Miscellaneous / punch — $1,500: Hardware, caulk, smoke/CO devices, minor carpentry, final punch and market-ready cleanup. Treatment: Repair. Confidence: Moderate.
  • Permits / contractor overhead — $1,000: Small allowance for permit/admin/coordination not otherwise embedded in trade pricing. Treatment: Repair. Confidence: Moderate.
Estimated Total: Most Likely Rehab: $40,000
Visible / probable scope subtotal: $35,500
Contingency: $4,500 (12.7% of priced scope)
Controlled low / high: $37,000 / $46,000
Cost per finished Sq Ft: $53.76

ESTIMATE DISCLAIMER: All inspection observations, repair items, costs, totals, and renovation figures shown are preliminary estimates for general informational purposes only. They are not a professional inspection, contractor bid, warranty, or guarantee of the property’s condition or actual renovation cost. Every investor must conduct their own inspections, obtain independent contractor estimates, verify all information, and complete their own due diligence before purchasing.

Property Photos

Walk the property virtually

Review the supplied property photos in the embedded Google Drive gallery.

145 Poplar St — Photo Gallery Click a photo to enlarge or open it in Google Drive
Photos not displaying? Open the full property photo folder here.
Property Overview

Details and condition

Property Specifications

  • Property TypeSingle Family Residence
  • Living Area744 Sq Ft
  • Year Built1914
  • Lot / Acreage0.17 AC / 7,405 SF

Known Condition

  • Interior walls and ceilings show stains, scuffs, patching, one wall hole, and ceiling damage/staining.
  • Bedroom carpet is heavily stained; hard-surface flooring includes a visibly damaged area.
  • Kitchen is very dated, worn, and mismatched; one narrow bath appears functional but dated.
  • Exterior siding and trim show widespread peeling/flaking paint; front deck/ramp and walking surfaces are weathered.
  • Ceiling/wall staining requires leak-source investigation before finishes are closed up.
  • Roof life, HVAC operation, electrical service, plumbing condition, water-heater life, crawl/foundation conditions, and active-vs-historic moisture remain unverified.
Property is offered strictly as-is, where-is. Vice Capital's photo-based screening recommends a clean, cohesive Tier A investor flip focused on paint/drywall correction, flooring, exterior paint/trim repair, compact kitchen and bathroom refreshes, fixture modernization, and curb appeal. Major roof, HVAC, rewiring, repipe, window-package, or structural replacement is not assumed without inspection evidence. Buyer must independently inspect, obtain contractor estimates, verify all information, and complete all due diligence.
Comparable Properties

Nearby market support

Comparable information is provided for reference only. Buyers should confirm sale status, property condition, adjustments, and valuation independently.

Comparable Sale

222 Poplar St, Gaffney, SC 29341

$149,800
2 bd · 1 ba · 940 Sq Ft · Sold 06/30/2025 · $159/Sq Ft

Fully remodeled same-street 2/1; strongest location match; larger than subject.

Comparable Sale

508 W Smith St, Gaffney, SC 29341

$149,900
2 bd · 1 ba · 980 Sq Ft · Sold 11/21/2025 · $153/Sq Ft

Updated retail-condition 2/1 bungalow; similar buyer pool; larger than subject.

Comparable Sale

221 Mill St, Gaffney, SC 29341

$155,000
3 bd · 1 ba · 994 Sq Ft · Sold 12/05/2025 · $156/Sq Ft

Strong updated 3/1 retail sale; extra bedroom and size are superior.

Comparable Sale

330 W Birnie St, Gaffney, SC 29341

$170,000
2 bd · 2 ba · 1,014 Sq Ft · Sold 05/19/2026 · $168/Sq Ft

Completely renovated 1911 2/2; similar vintage; extra bath and size are superior.

Comparable Sale

202 Spruce St, Gaffney, SC 29340

$170,000
2 bd · 1 ba · 1,018 Sq Ft · Sold 07/17/2026 · $167/Sq Ft

Fully renovated recent 2/1 sale; larger than subject; supports upper cluster.

Potential Strategies

Multiple investment exits

Potential Exit Strategies

  • Renovation and resale analysis based on the supplied $150,000 ARV, subject to buyer verification, inspections, independent estimates, and due diligence.

Closing Requirements

  • Closing: On or before September 28, 2026.
  • Earnest Money Deposit: $2,500.
  • Written acceptance, proof of funds, and confirmation of closing ability are required before assignment is finalized.
Highest and best offer wins. We do not conduct bidding wars. Offers may be submitted at any time while the property remains available.
Contact Dispositions

Ready to discuss the opportunity?

Contact Ethan, the WYNF Dispositions Manager, for property access, deal questions, and next steps.

Call Ethan: 786-420-3803 Text Ethan

Important Disclosures

The contract holder holds contractual purchase rights in the property and is offering its contractual position for assignment.

The property is offered strictly as-is, where-is, with no warranties or representations regarding condition, measurements, systems, repairs, zoning, utilities, marketability, future value, rental performance, or suitability for any particular investment strategy.

Property details, comparable sales, repair observations, ARV estimates, and other information are believed to be accurate based on information provided by the homeowner or seller, public sources, and current market conditions. Nothing presented should be treated as an appraisal, inspection, engineering report, title opinion, legal advice, tax advice, or guarantee. Buyers must perform their own inspections, title review, valuation, financial analysis, and due diligence before submitting an offer.

Availability, pricing, access, assignment terms, closing requirements, and earnest-money requirements may change or be withdrawn without notice. Any transaction is subject to a fully executed assignment agreement and confirmation of acceptable funds and closing ability.

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