592 Wooden Duck St · Boiling Springs, SC 29303

$295,000

5 bd · 2.5 ba · 2,167 sqft · SingleFamily public records · 62 Days on market

Built 2024 4,356 sqft lot Est $286k · at est.

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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 +10.8/30.0
• ARV discount +6.1/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This exceptional home offers refined living with a designer quartz kitchen that anchors the main level, featuring an expansive island ideal for elegant entertaining and intimate gatherings alike. The seamless open-concept layout allows the kitchen to flow effortlessly into the great room, creating a sophisticated yet inviting atmosphere. Home includes Washer, Dryer, Fridge and all window treatments! The Dickenson plan is thoughtfully designed with striking open wood railing that leads to the second level, where you’ll discover a serene and spacious owner’s suite along with four well-appointed guest bedrooms. A versatile loft provides the perfect retreat for a private media loun

Key facts

• Expansive island
• Serene owner suite
• Versatile loft

Tags

• DESIGNER QUARTZ KITCHEN
• EXPANSIVE ISLAND
• OPEN-CONCEPT LAYOUT
• STRIKING OPEN WOOD RAILING
• SERENE OWNER SUITE
• VERSATILE LOFT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities; Cable available; Electric power
• Home design: Single family residence; Two-story home; Built by Lennar
• Construction: Stone and vinyl siding exterior; Slab foundation
• Exterior features: Composition roof; Lot dimensions approximately 47 x 85 x 61 x 86; Public water; Public sewer; Underground utilities; Cable available; Smoke detectors

Interior

• Kitchen: Electric cooktop; Cooktop; Electric oven; Free-standing range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedrooms on multiple levels
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric); Electric forced air heating
• Interior features: Walk-in closets; Open floor plan; Pantry; Window treatments
• Laundry & utility: Washer and dryer included (washer, dryer listed); Washer hookup; Electric dryer hookup; Main level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (27.2% below list).
• Recommended offer: $215k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in Boiling Springs — 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 78/100 on livability (#17 in SC, #2,429 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Spartanburg 02 (suburban): math 49% / reading 56% proficiency, ranked #6 of 80 in SC (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shoally Creek Elementary (math 60% / reading 59%, grade B-, #90 of 597 statewide, top 15%, 670 students, 80% FRL); Rainbow Lake Middle (math 37% / reading 46%, grade F, #68 of 229 statewide, top 31%, 1,009 students, 69% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 69% FRL vs 44% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $2,146/mo this rent would consume 53% of the median local household income ($48k/yr) (locally 1218% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 62 days — a 6% lower offer ($277k) 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.

Recommended offer $214,633 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $286,044
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Minocqua Rd	0.10mi	5/2.5	2,213 (+2%)	11mo	$275,000	$124	83
1306 Fairbairn Rd	0.08mi	4/2.5 (-1)	2,029 (-6%)	2mo	$254,900	$126	79
220 Silverbell Dr	0.62mi	4/2.5 (-1)	2,221 (+2%)	16mo	$293,000	$132	49
518 Milestone Run	0.67mi	4/2.5 (-1)	2,225 (+3%)	16mo	$310,000	$139	45
433 Landstone Ter	0.71mi	5/3.0	2,356 (+9%)	8mo	$315,000	$134	44
508 Craftsman Ln	0.71mi	4/2.5 (-1)	2,253 (+4%)	17mo	$279,900	$124	41
224 Silverbell Dr	0.61mi	4/2.5 (-1)	1,997 (-8%)	21mo	$279,900	$140	36

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-55,126
• Equity at exit: $43,985

10-year hold

• IRR: -10.4%
• Equity multiple: 0.35×
• Total profit: $-53,383
• Equity at exit: $25,506

Cash invested: $82,600 (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 29303

• Home prices YoY: -14.1%
• Rents YoY: 3.7%
• Active inventory: 378
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-137

Break-even live

Break-even rent $2,320

Max offer price $270,788

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-54	+0% $-137	+5% $-221	+10% $-304
Rent	-10% $-307	-5% $-222	+0% $-137	+5% $-52	+10% $33
Rate	-1.0pp $12	-0.5pp $-62	base $-137	+0.5pp $-214	+1.0pp $-291

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Minocqua Rd Spartanburg, SC	4.0	2.5	1955	$1,850	$0.95	22d	1	0.12mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	14d	1	1.42mi

Listing history 28 events

1. 2026-06-21
   days on market $295,000 Active 62 DOM
2. 2026-06-18
   days on market $295,000 Active 59 DOM
3. 2026-06-17
   days on market $295,000 Active 58 DOM
4. 2026-06-16
   days on market $295,000 Active 57 DOM
5. 2026-06-15
   days on market $295,000 Active 56 DOM
6. 2026-06-14
   days on market $295,000 Active 54 DOM
7. 2026-06-13
   pricedays on market $295,000 Active 53 DOM
8. 2026-06-10
   days on market $300,000 Active 51 DOM
9. 2026-06-09
   days on market $300,000 Active 50 DOM
10. 2026-06-08
    days on market $300,000 Active 49 DOM
11. 2026-06-07
    days on market $300,000 Active 48 DOM
12. 2026-06-05
    days on market $300,000 Active 45 DOM
13. 2026-06-02
    days on market $300,000 Active 43 DOM
14. 2026-06-01
    days on market $300,000 Active 42 DOM
15. 2026-05-31
    days on market $300,000 Active 41 DOM
16. 2026-05-30
    days on market $300,000 Active 40 DOM
17. 2026-04-29
    historical $2,000
18. 2026-04-20
    listed $300,000 Active
19. 2026-02-13
    price $2,000
20. 2025-12-16
    price $1,950
21. 2025-11-14
    price $2,050
22. 2025-09-26
    price $2,150
23. 2025-09-17
    price $2,200
24. 2025-09-06
    listed $2,250
25. 2024-04-01
    historical
26. 2024-01-28
    status Pending
27. 2024-01-20
    listed $265,000 Active
28. 2023-12-07
    soldstatus $530,000

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,756
• − Mortgage interest: −$16,525
• − Property taxes: −$1,953
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$8,582
• Taxable loss: −$6,899
• Est. tax savings @ 24.0%: +$1,656
• After-tax cash flow: $11/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 02
• NCES district ID: 4503510
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 56% ▲ 2.00%
• Median HH income: $49,591
• Composite: 44.79/100
• National rank: #2742
• State rank: #6 of 80 in SC

Livability — Boiling Springs

• Score: 78/100
• State rank: #17
• US rank: #2429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 33,104
• Metro: Spartanburg, SC
• Population (ZIP): 28,381
• Household income: $48,295
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1218.0

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 0.67)
• Race & ethnicity: White 42% Black 36% Hispanic / Latino 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Subsaharan African 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -45.19%
• Current HPI: 274.443
• Rent YoY: ▲ 3.69%
• 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

-99.6% since first listed

12 events — show timeline

• 2026-04-29 Rental Removed $2,000 APPFOLIO
• 2026-04-20 Listed $300,000 SPMLS
• 2026-02-13 Price Changed $2,000 APPFOLIO
• 2025-12-16 Price Changed $1,950 APPFOLIO
• 2025-11-14 Price Changed $2,050 APPFOLIO
• 2025-09-26 Price Changed $2,150 APPFOLIO
• 2025-09-17 Price Changed $2,200 APPFOLIO
• 2025-09-06 Listed for Rent $2,250 APPFOLIO
• 2024-04-01 Delisted — SPMLS
• 2024-01-28 Pending — SPMLS
• 2024-01-20 Listed $265,000 SPMLS
• 2023-12-07 Sold (Public Records) $530,000 Public Records

Property tax history

+477.3%/yr

Latest (2025): $1,953 · +422.5% YoY. Source: county tax records.