26 Willowood Dr · Valley Falls, SC 29303

$204,900

4 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 20 Days on market

Built 1974 0.28 ac lot Est $268k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great oportunity to improve on this home. 3 Bedroom 2 Ba home in desirable district 2 schools. Needs a little TLC to shine. 4th bedroom was removed to make walk in closet and laundry room. Perfect home for someone looking to make a house into their dream home.

Key facts

• Quick access to i-26
• Fenced backyard
• Quick access to i-85

Tags

• FENCED BACKYARD
• PRIVATE PRIMARY SUITE
• COZY WOOD-BURNING FIREPLACE
• WELCOMING FRONT PORCH
• QUICK ACCESS TO I-85
• QUICK ACCESS TO I-26

Property features AI

Exterior

• Parking: Attached paved garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Brick veneer and vinyl siding; Composition roof
• Exterior features: Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Gas water heater; Dishwasher; Refrigerator; Electric range

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (12.4% below list).
• Recommended offer: $180k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Valley Falls — 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 69/100 on livability (#72 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, employment D-.
• 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: James H. Hendrix Elementary (math 55% / reading 45%, grade D+, #163 of 597 statewide, top 28%, 694 students, 89% FRL); Boiling Springs Middle (math 39% / reading 50%, grade D, #52 of 229 statewide, top 23%, 1,068 students, 70% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 73% FRL vs 44% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 45% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $85k; list at $205k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,513 (12.4% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $267,902
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Mcdowell Dr	0.30mi	3/2.0 (-1)	1,800 (+0%)	15mo	$187,500	$104	69
2 Willowood Dr	0.17mi	4/2.0	1,605 (-11%)	11mo	$255,000	$159	65
2028 Haven Ct	0.45mi	3/2.0 (-1)	1,772 (-1%)	11mo	$248,000	$140	62
14 Willow Run Ter	0.07mi	3/2.0 (-1)	1,569 (-13%)	23mo	$129,900	$83	52
223 Rachel Evans Dr	0.46mi	3/2.0 (-1)	1,750 (-3%)	22mo	$269,900	$154	51
625 Parkway Village Rd	0.19mi	3/2.5 (-1)	1,562 (-13%)	15mo	$240,000	$154	50
2018 Evergreen Dr	0.48mi	3/2.0 (-1)	1,714 (-5%)	18mo	$264,300	$154	50
534 Hemlock Dr	0.53mi	4/2.5	1,955 (+9%)	18mo	$283,000	$145	44
120 Woodshire Dr	0.74mi	4/2.5	1,998 (+11%)	4mo	$185,000	$93	42
725 Tinder Box Ct	0.58mi	3/2.0 (-1)	2,005 (+12%)	15mo	$255,000	$127	36
519 Hemlock Dr	0.70mi	4/3.0	1,900 (+6%)	22mo	$283,500	$149	35
104 Phillips Cir	0.68mi	3/2.0 (-1)	1,596 (-11%)	16mo	$249,000	$156	31

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-33,040
• Equity at exit: $30,551

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-24,847
• Equity at exit: $17,716

Cash invested: $57,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$276 /mo · $3,312/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-18

Break-even live

Break-even rent $1,818

Max offer price $201,761

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $40	+0% $-18	+5% $-76	+10% $-134
Rent	-10% $-160	-5% $-89	+0% $-18	+5% $53	+10% $124
Rate	-1.0pp $85	-0.5pp $34	base $-18	+0.5pp $-71	+1.0pp $-125

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $204,900 Active 20 DOM
2. 2026-06-18
   days on market $204,900 Active 17 DOM
3. 2026-06-17
   days on market $204,900 Active 16 DOM
4. 2026-06-16
   days on market $204,900 Active 15 DOM
5. 2026-06-15
   days on market $204,900 Active 14 DOM
6. 2026-06-14
   days on market $204,900 Active 12 DOM
7. 2026-06-13
   days on market $204,900 Active 11 DOM
8. 2026-06-10
   days on market $204,900 Active 9 DOM
9. 2026-06-09
   days on market $204,900 Active 8 DOM
10. 2026-06-08
    days on market $204,900 Active 7 DOM
11. 2026-06-07
    days on market $204,900 Active 6 DOM
12. 2026-06-05
    days on market $204,900 Active 3 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $204,900 Active 1 DOM

ⓘ 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: $3,312 · $276/mo
• Projected year-2 tax: $3,312 · $276/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,542
• − Mortgage interest: −$11,478
• − Property taxes: −$3,312
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,961
• Taxable loss: −$3,680
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $670/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 — Valley Falls

• Score: 69/100
• State rank: #72
• US rank: #8644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 28,009
• 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

+279.4% since first listed

15 events — show timeline

• 2026-05-29 Listed $204,900 SPMLS
• 2026-05-29 Listed $204,900 SPMLS
• 2018-06-15 Sold (Public Records) $85,000 Public Records
• 2018-06-13 Sold (MLS) $85,000 Greater Greenville MLS
• 2018-06-13 Sold (MLS) $85,000 SPMLS
• 2018-05-16 Pending — Greater Greenville MLS
• 2018-05-16 Contingent — SPMLS
• 2018-05-16 Relisted — Greater Greenville MLS
• 2018-05-16 Relisted — SPMLS
• 2018-05-10 Pending — Greater Greenville MLS
• 2018-05-10 Contingent — SPMLS
• 2018-05-08 Price Changed $90,000 Greater Greenville MLS
• 2018-05-08 Listed $90,000 SPMLS
• 2018-02-19 Listed $110,000 Greater Greenville MLS
• 1994-10-01 Sold (Public Records) $54,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $3,312 · +0.6% YoY. Source: county tax records.