# Buyer Due-Diligence Research Package ## 0 North St, Spartanburg, SC 29306 **Prepared:** October 20, 2026 **Prepared for:** Prospective buyer inquiry — Landscouties listing **List price:** $19,000 · **MLS #:** 4433514 · **Listed by:** Kristen Fesnak, Landscouties (brokered by 10X Real Estate & Investments) --- ## Property Snapshot | Item | Record | |---|---| | Address | 0 North St, Spartanburg, SC 29306 (county situs: "0 NORTH ST SPARTANBURG") | | Parcel / TMS | **7-20-00-001.03** (county account #157225) | | Owner of record | **Derrick M. Candler** (mailing: 901 15th St South Apt 1019, Arlington, VA 22202) | | Acreage (of record) | **≈ 0.48 acre** by the deed's dimensions; county GIS polygon measures 0.461 acre. **The listing's 0.58 acre is not supported by any record found — see Buyer Question 2.** | | Dimensions (of record) | 54.6 ft frontage × 377.3 ft (north line) / 385 ft (south line) × 55 ft rear | | Legal description | "S SIDE FOREST ST E OF ATLANTIC COAST LINE RR" (county assessor); deed text below | | Jurisdiction | **Unincorporated Spartanburg County** (not in the City of Spartanburg) | | Property class | Undeveloped land; assessment code "6% RES VAC" (6% residential vacant) | | County appraised land value | $20,300 (assessed value $959.10) | | Current vesting deed | Quitclaim Deed, Deed Book **131-E, Page 307** (Instrument DEE-2021-10780), recorded 03/01/2021 | | Taxes | 2021–2025 all **paid**; 2026 bill of **$411.17** shown unpaid (current fall billing cycle) — see Section 7 | **How to read this package:** Every finding is labeled **VERIFIED** (the public record itself was read, with the source named) or **NOT FOUND / GAP** (the record could not be located online; the exact step and party who can close the gap is given). --- ## Buyer Question 1 — Survey / Plat, Frontage & Legal Access (Forest St vs. North St) ### The survey of record is a 1947 UNRECORDED survey - **VERIFIED — Spartanburg County Register of Deeds (ROD), Tax Deed at Deed Book 119-Q, Page 951 (Exhibit A):** The legal description used in every modern deed for this lot reads, in part: *"fronting on Forest Street 54.6 feet and having a depth of 385 feet on the south side line and on the north side line 377.3 feet and a rear width of 55 feet. Said parcel is the lot with the above-referenced dimensions marked 'Samuel Sims' on that certain **unrecorded survey** titled 'Survey for Emma Duckett and Samuel Sims' prepared by W.N. Willis, Engineers, and dated November 30, 1947."* - **NOT FOUND / GAP — No recorded plat or survey exists for this parcel.** The only survey referenced in the chain of title is expressly *unrecorded*, and no plat book/page for TMS 7-20-00-001.03 was found in the ROD. **Next step:** a buyer who needs certified boundaries should order a new boundary survey from a South Carolina-licensed land surveyor (or ask the seller to provide one). The deed dimensions above are what a surveyor will retrace. ### What the records show for frontage — Forest Street vs. North Street - **VERIFIED — Deeds (DB 119-Q p. 951; DB 123-J p. 81; DB 131-E p. 307):** The lot's legal frontage is **54.6 feet on "Forest Street."** All three modern instruments use this identical description. - **VERIFIED — Spartanburg County GIS (Addressing / Street Centerlines):** **No street named Forest Street exists in this neighborhood today.** (The only Forest St in the 29306 area records is S. Forest St in downtown Spartanburg, miles away.) The lot is addressed **0 North St**, its only street frontage is on **North St**, and the county tax/deed affidavits in the chain themselves locate the property at "North St, Spartanburg." County GIS measures the lot's street-side boundary at roughly **51 feet** along North St (mapping measurement, not a survey). - **Conclusion the records support:** "Forest Street" is the street's historic (1947) name in the deed description; the same street is today's **North St**, and the lot's frontage on it is **54.6 feet per the deed** — not the ~62 feet shown in marketing materials. ### Legal / physical access — READ CAREFULLY: the frontage segment of North St is PRIVATE - **VERIFIED — Spartanburg County GIS (Street Centerlines):** North St has two segments. The western segment (addresses ~453–499, from Arkwright Dr) is county-maintained. **The eastern segment — addresses 500–598, which includes this lot and its neighbors at 503 and 505 North St — is classified "Private," with maintenance responsibility "PRIVATE."** The mapped private segment runs to the lot's northern edge. This lot is **not** on a publicly maintained road. - **VERIFIED — County assessor (CAMA):** The lot and both adjacent lots are coded road type "PAVED," and the lots on this segment are occupied homes (503 and 505 North St), so the road is physically passable and in residential use. - **NOT FOUND / GAP — No recorded road-maintenance agreement, shared-driveway agreement, or access easement for this lot was found** in the ROD index (see Buyer Question 4). **Next step:** the buyer's closing attorney should confirm, through the title examination, the legal basis for using the private segment of North St (typically an easement by implication/necessity or an unrecorded neighborhood arrangement among the lot owners who use it), and the seller should state what, if anything, lot owners contribute toward road upkeep. --- ## Buyer Question 2 — Acreage: 0.58 (listing) vs. ~0.48 (deed) - **VERIFIED — Deed dimensions (all three modern deeds, identical text):** 54.6 ft front × 55 ft rear, depths 377.3 ft and 385 ft. Computed from those dimensions, the lot contains ≈ **20,900 sq ft ≈ 0.48 acre**. - **VERIFIED — County GIS parcel polygon:** 20,095 sq ft ≈ **0.461 acre** (GIS mapping measurement; typically slightly conservative vs. a survey). - **VERIFIED — Listing flyer:** states 0.58 acre / 25,482 sq ft and ~62 ft frontage. - **Conclusion:** The **0.58-acre / 25,482 SF figure is not supported by the deed or the county record** — both records cluster at **0.46–0.48 acre**, and deed frontage is **54.6 ft**, not ~62 ft. Where the 0.58 figure came from could not be determined from public records; the seller/listing agent should be asked to document it or correct the listing. All pricing/building decisions should use **≈ 0.48 acre** (subject to a new survey). --- ## Buyer Question 3 — Title Chain (Tax Deed + Quitclaim Deeds) The buyer's research is confirmed. The complete chain found in the Spartanburg County ROD is: | # | Instrument | Date / Recorded | Book / Page | Parties | Terms | |---|---|---|---|---|---| | 1 | Master's Deed (root of this lot) | Dated 08/20/1947; rec. 10/02/1947 | DB 14-H, p. 266 | LeRoy Moore, Master-in-Equity → **Emma Duckett & Samuel Sims** | Court-ordered (Master-in-Equity) conveyance; this lot is a portion | | 2 | Deed | Dated 03/13/1948; rec. 03/19/1948 | DB 14-W, p. 135 | Emma Duckett → **Samuel Sims** | Conveyed her interest; Samuel Sims sole owner | | 3 | **TAX DEED** | Dated 05/07/2018; rec. 05/11/2018 | DB 119-Q, pp. 948–953 (DEE-2018-21139) | Robert E. Metts, Jr., Delinquent Tax Collector → **The Forfeited Land Commission of Spartanburg County** | Tax sale held **12/16/2015** for unpaid **2014 taxes of $131.97**; Commission was purchaser at **$308.77**; 12-month redemption period expired unredeemed. Header states **"DEED ONLY, NO TITLE EXAMINATION."** Defaulting taxpayer of record: **Samuel Sims** | | 4 | **QUITCLAIM Deed** | Dated & rec. 04/04/2019 | DB 123-J, pp. 81–82 (DEE-2019-14980) | Forfeited Land Commission → **Cheap Lands, Inc.** | Consideration **$115.00** | | 5 | **QUITCLAIM Deed (current vesting deed)** | Dated 02/26/2021; rec. 03/01/2021 | DB 131-E, pp. 307–309 (DEE-2021-10780) | Cheap Lands, Inc. (Port St. Lucie, FL) → **Derrick M. Candler** | Consideration **$2,026.00** (arm's-length per the deed affidavit) | - **VERIFIED:** The current owner took title by **quitclaim deed** (no warranties of title), as did the prior transfer. The chain passes through a **delinquent-tax sale**, as the buyer found. - **VERIFIED:** No other instruments (mortgages, liens, easements, later transfers) are indexed under the current owner's name in the ROD — his deed is the only record (searched 1990–2026, all categories). - **SELLER TO CONFIRM — insurable title:** Whether the seller has had a title examination and can deliver **insurable/marketable title** (e.g., by general warranty deed with a title-insurance commitment) at closing is a question **for the seller and the buyer's closing attorney**. This package expresses no opinion on title. Note for the closing attorney: the Tax Deed recites S.C. Code §12-51-160 (tax-sale deed as prima facie evidence of good title; two-year limitations period for actions to recover land sold for taxes) — the attorney will advise how title insurers treat this chain. --- ## Buyer Question 4 — Access Easements, Road-Maintenance & Shared-Driveway Agreements - **NOT FOUND:** In the ROD name indexes searched (current owner; Cheap Lands, Inc.; Forfeited Land Commission; Delinquent Tax Collector), the **only** instruments touching this parcel are the three deeds in the chain above. None of them grants or references an access easement, road-maintenance agreement, or shared-driveway agreement, and none was indexed separately against the parcel. - **VERIFIED:** The Tax Deed conveys "subject to all covenants, restrictions, easements, rights of way and other matters of record" — standard boilerplate; it names no specific easement. - **GAP / Next step:** Easements recorded before the modern index (pre-1990) under long-ago owners (e.g., old utility easements from the Samuel Sims era, 1948–2015) would not appear in the online name index searched. A **full title examination by the buyer's closing attorney** is the step that closes this item, together with the new survey (which would show visible evidence of any unrecorded use). --- ## Buyer Question 5 — Deed Restrictions / Covenants (including manufactured & double-wide homes) - **VERIFIED — No deed restrictions found.** The full text of all three modern instruments (Tax Deed + Exhibit A, and both Quitclaim Deeds) was read. **None contains any restrictive covenant, use restriction, or prohibition on manufactured, modular, or double-wide homes.** - **VERIFIED — No subdivision CCRs:** The lot is not in a platted subdivision (county assessor's subdivision field is blank; the lot predates modern subdivision records, created by the 1947–48 deeds), and no covenants were found recorded against it. - County land-use rules for manufactured homes are covered in Section 8 (Zoning) — the ordinance itself only bars a manufactured home where **deed restrictions** prohibit it, and none were found here. - **GAP (scope note):** Restrictions, if any exist, could only hide in pre-1947 source deeds (the lot is a "portion" of the land conveyed in DB 14-H, p. 266). The closing attorney's title exam covers that look-back; nothing in the modern record suggests any restriction. --- ## Buyer Question 6 — Utilities & Tap Fees ### Water — VERIFIED AVAILABLE - **VERIFIED — County assessor (CAMA) & County GIS Districts:** The parcel is coded **"PUBLIC WATER,"** lies inside the **Spartanburg Water Service Area**, and both neighboring homes are coded public water. Provider: **Spartanburg Water** (Spartanburg Water System). - **Next step:** New tap/meter via Spartanburg Water **New Connections, (864) 582-6375, Option 3**. Per Spartanburg Water, tap, capacity and inspection fees are quoted at application (based on meter size and main location) and are due at application. ### Sewer — IN THE SEWER DISTRICT, BUT LINE/TAP AT THE LOT NOT CONFIRMED IN PUBLIC RECORDS - **VERIFIED — County GIS Districts:** The parcel lies inside the **Spartanburg Sanitary Sewer District (SSSD)** boundary. - **CAUTION — County assessor (CAMA):** Neither this parcel nor either neighboring home carries a public-sewer utility code (all three show public water only). District membership alone does not prove a gravity main or tap exists at the lot line, and **no public record found confirms sewer service at the lot**. Treat the listing's "sewer" statement as **unconfirmed** until the utility verifies it. - **Next step (who closes it):** Spartanburg Water New Connections **(864) 582-6375, Option 3** (they administer SSSD connections); SSSD New Connections **(864) 583-7361** for capacity-fee calculation. Confirm: (a) is there a main within reach of 0 North St, and (b) the total tap + capacity + inspection cost. ### Electric — VERIFIED TERRITORY - **VERIFIED:** Spartanburg County, including this area, is **Duke Energy Carolinas** retail territory. Service/extension quote: Duke Energy new-service process. ### Tap fees PAID — NO PUBLIC RECORD EXISTS - **GAP (seller/utility question, as the buyer anticipated):** Tap and capacity-fee payments are utility account records, **not land records** — nothing in the county deed, tax, or assessor records shows any tap ever purchased for this vacant lot, and no public database tracks it. **Seller to confirm** in writing whether any water or sewer tap/capacity fees have been prepaid for this parcel; Spartanburg Water New Connections can confirm against the address/TMS at application. --- ## 7. Parcel, Assessment & Taxes (Checklist Item 1 detail) - **VERIFIED — County assessor (CAMA) via County GIS:** Owner CANDLER DERRICK M; land use "UNDEVELOPED LAND"; assessment code 6% RES VAC; tax district 8500; appraised land value **$20,300**, taxable land value $15,985, assessed value **$959.10** (6% ratio); most recent sale 02/26/2021 (the quitclaim above); situs "0 NORTH ST SPARTANBURG." - **VERIFIED — County Treasurer online tax portal (searched 10/20/2026):** Full payment history under the current owner — | Tax year | Amount | Status | |---|---|---| | 2021 | $428.41 | Paid 05/09/2022 | | 2022 | $607.71 | Paid 11/13/2023 | | 2023 | $660.95 | Paid 12/14/2024 | | 2024 | $674.20 | Paid 11/22/2025 | | 2025 | $450.18 | Paid 02/17/2026 | | 2026 | **$411.17** | **Unpaid** (current-cycle bill) | No delinquencies appear. The unpaid 2026 amount is the routine fall levy; the seller should bring taxes current through closing per the contract, and the closing attorney will confirm the payoff figure with the Treasurer. - **VERIFIED — Jurisdiction:** The parcel is **not** inside any municipality (County GIS Municipalities layer returned no city at the parcel; assessor town code blank; street records show "UNINCORPORATED"). County services apply: Spartanburg County Council District (per county GIS), School District 7, and the **South Spartanburg Fire District** (special purpose district) per County GIS Districts. ## 8. Zoning & Manufactured / Modular Homes (Checklist Item 5) - **VERIFIED — No conventional zoning district applies.** Unincorporated Spartanburg County has no parcel zoning designation; residential land use is governed by the county's **Unified Land Management Ordinance (ULMO)** and building codes. Single-family stick-built homes are permitted; any new build needs county building permits (Spartanburg County Building Codes) and approved water/sewer or SCDES septic. - **VERIFIED — Manufactured homes ARE allowed on this lot (ULMO §3.03-3, "Location," ordinance text at spartanburgcounty.gov):** - *"Manufactured Homes, Residential Designed … shall be permitted anywhere in the unincorporated areas of Spartanburg County, unless specifically prohibited by deed restrictions…"* — no deed restrictions were found for this lot (Section 5). - *"Manufactured Homes, Standard Designed … shall be permitted (1) on existing lots of record as of May 21, 2012…"* — **this lot has been of record since 1947–48, so it qualifies.** This covers HUD-code single- and double-wide homes that do not meet the "Residential Designed" design criteria. - *Definitions (ULMO Art. 6):* "Residential Designed" = HUD-code home, multi-section, ≥20 ft wide, ≥900 sq ft, ≥3:12 roof pitch with residential shingles, site-built-style siding, ≥8-inch roof overhang. "Standard Designed" = any other HUD-code manufactured home. - **Pre-1976 "mobile homes" may NOT be newly placed** in the county (§3.03-3; §3.03-6 habitability rules) — a home must be HUD-code (built after June 15, 1976). - **Setup rules (§3.03-5):** county manufactured-home permit required (S.C. Code §31-17-320), installation per manufacturer/SC Manufactured Housing Board rules, full skirting and tie-downs, an **approved sanitary sewer system** (public sewer or SCDES-approved septic) evidenced with the permit request, and a separate electric meter. - **Neighborhood precedent — VERIFIED (county assessor):** The adjoining lot at 503 North St is improved with a **1979 mobile home**, and 505 North St is a 1930 single-family home — manufactured housing is the established pattern on this street. - **Modular homes:** State-regulated modular (SC Building Codes Council labeled) homes are treated as site-built construction; nothing found prohibits them. Confirm the specific unit's labeling with County Building Codes at permitting. ## 9. Septic & Soils (Checklist Item 7) - **NOT FOUND / GAP — No septic permit located, and no public lookup exists.** The parcel appears to have been vacant throughout the modern record period (no structure on the assessor card). SC onsite-wastewater (septic) permits are held by **SCDES** (formerly SC DHEC); there is no online parcel search. **Exact next step for the buyer:** apply for a site evaluation through SCDES — **Application Form D-1740 via the SCDES ePermitting portal, $150 application fee**, with a copy of the deed/plat; an inspector evaluates the site and, if approved, issues a Permit to Construct (des.sc.gov → Septic Tanks – Residential). SCDES notes that **an onsite permit cannot be issued where public sewer is accessible** — which is why Buyer Question 6 (sewer confirmation) comes first. - **VERIFIED — USDA Web Soil Survey data (SSURGO, queried for the parcel point):** Soil map unit **"Cecil–Urban Land complex, 10 to 25 percent slopes, moderately eroded."** The Cecil component (55%) is **well drained** and **non-hydric**; mapped slope range 10–25%. - **VERIFIED — Septic suitability caution:** USDA's "Septic Tank Absorption Fields" interpretation rates **both** soil components **"Very limited"** for conventional septic absorption. If public sewer proves unavailable, budget for an engineered/alternative system design and confirm feasibility through the SCDES site evaluation before closing. (The flyer's "relatively level / avg slope 11.1%" description is milder than the soil survey's 10–25% slope class for the map unit; actual pad conditions need a site visit/survey.) ## 10. Flood, Wetlands & Environment (Checklist Item 8) - **VERIFIED — Flood:** In Spartanburg County's FEMA DFIRM-based Flood Zones layer (County OneMap) and in Esri's FEMA NFHL-derived flood service, **no flood-hazard polygon touches this parcel** — it is **not in a Special Flood Hazard Area (Zones A/AE)**. This is consistent with the listing's **Zone X** (area of minimal flood hazard) statement. - **GAP (confirmatory):** FEMA's own Map Service Center (hazards.fema.gov) could not be reached during this research session. **Next step:** pull the FIRMette for the parcel address at msc.fema.gov to cite the exact panel/zone in the closing file. - **NOT FOUND / GAP — Wetlands (NWI):** The U.S. Fish & Wildlife National Wetlands Inventory service was unreachable during research, so no direct NWI determination is included. Supporting indicator — **VERIFIED (USDA SSURGO):** the parcel's soils are rated non-hydric (Cecil: hydric rating "No"). **Next step:** check the NWI Wetlands Mapper for the parcel coordinates (approx. 34.91896, −81.92594) before closing; nothing in the county record suggests a mapped stream or wetland on the lot. - **VERIFIED — Neighborhood context a buyer should know (county assessor/GIS):** The parcel directly **south** is a 27.87-acre industrial tract owned by **Rhodia Inc** (399 Sims Chapel Rd; its legal description references "North St (Chemco Dr)"). The deeds place the historic **Atlantic Coast Line Railroad** to the west ("E of ACL RR"). No record was found listing the subject parcel itself on any environmental registry in the sources searched, but a buyer who wants environmental certainty for the adjacent industrial land can review SCDES environmental records for the Rhodia property; a Phase I ESA is the professional route and is outside this package's scope. - **VERIFIED — Not a corner lot;** the lot is a long, narrow interior lot (≈55 ft wide × ≈380 ft deep) with its only frontage at the north end on North St. ## 11. HOA (Checklist Item 9) - **NOT FOUND — No HOA.** No homeowners' association, CCR regime, or dues obligation of any kind was found in the chain of title, the assessor record (no subdivision), or the ROD indexes searched. The lot is an old unplatted neighborhood lot, not part of a subdivision. --- ## Open Items / Gaps Summary — Who Closes Each | # | Item | Status | Closed by | |---|---|---|---| | 1 | Boundary survey / recorded plat | None of record; 1947 Willis survey is unrecorded | Buyer (new survey) or seller provides | | 2 | Acreage in listing (0.58) vs. records (≈0.48) | Records contradict listing | Seller / listing agent to document or correct | | 3 | Insurable title through a tax-deed + quitclaim chain | Seller to confirm; no opinion given here | Seller + buyer's closing attorney (title exam/commitment) | | 4 | Legal basis & upkeep for the PRIVATE segment of North St | No recorded agreement found | Closing attorney (title exam); seller disclosure | | 5 | Sewer main/tap physically at the lot | In SSSD; lot-level service unconfirmed | Spartanburg Water / SSSD New Connections | | 6 | Any prepaid water/sewer tap or capacity fees | No public record exists | Seller (written) + utility confirmation | | 7 | Pre-1990 easements (e.g., utility) against the lot | Beyond online index reach | Closing attorney (full title exam) | | 8 | Septic permit history / feasibility (only if sewer unavailable) | No public lookup | Buyer via SCDES D-1740 evaluation ($150) | | 9 | FEMA panel & NWI wetlands verbatim checks | Services unreachable during research | Buyer/agent via FEMA MSC & NWI Mapper | ## Sources - Spartanburg County Register of Deeds, online Land Record Lookup (search.spartanburgdeeds.com) — instruments DEE-2021-10780 (DB 131-E p. 307), DEE-2019-14980 (DB 123-J p. 81), DEE-2018-21139 (DB 119-Q p. 948), deed images read in full, October 20, 2026. - Spartanburg County GIS / CAMA Parcels, Street Centerlines, Districts (Sewer/Water/Fire/School), Municipalities, and OneMap Flood Zones services (maps.spartanburgcounty.org), queried October 20, 2026. - Spartanburg County Treasurer online tax portal (spartanburgcountytax.qpaybill.com), searched October 20, 2026. - Spartanburg County Unified Land Management Ordinance (ULMO), §3.03 & Art. 6 definitions (spartanburgcounty.gov, DocumentCenter #13622, as amended 03-02-2023). - Spartanburg Water — New Connections / Start-Stop Service (spartanburgwater.org); Spartanburg Sanitary Sewer District budget & connection materials (spartanburgwater.org). - SCDES Onsite Wastewater (septic) program pages (des.sc.gov) — Form D-1740, $150 fee, ePermitting process. - USDA-NRCS Soil Data Access / SSURGO (SDMDataAccess.sc.egov.usda.gov) — map unit 2678799 & septic interpretation, queried October 20, 2026. - Esri Living Atlas USA Flood Hazard Areas (FEMA NFHL-derived), queried October 20, 2026. - Listing flyer for 0 North St (Landscouties) — marketing claims treated as "to verify" throughout. ## What This Package Is / Is Not This package is a **research summary of public records** located online on October 20, 2026, prepared to answer a prospective buyer's questions about 0 North St, Spartanburg, SC (TMS 7-20-00-001.03). It reports what the cited records say and flags what they do not say. It is **not** a title opinion, title commitment, or legal advice; **not** a survey or a substitute for one; **not** a septic/soil evaluation, environmental assessment, or a guarantee of utility availability, zoning compliance, or insurability. Title, survey, utility, and permitting determinations should be confirmed by the buyer's closing attorney, a licensed South Carolina surveyor, the serving utilities, and the county/state permitting offices identified above before or during the buyer's due-diligence period.