612 Overhill Cir · Valley Falls, SC 29303

$129,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 13 Days on market

Built 1960 0.40 ac lot Est $195k · 33% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special with incredible potential! This classic brick ranch at 612 Overhill Circle offers 3 bedrooms, 2 bath, and a walk-out basement ready for your vision. Featuring a brand-new roof and situated on a beautiful lot backing up to the scenic Lawson Fork Creek, this property provides a rare opportunity for investors, flippers, or buyers looking to create their dream home. Enjoy the peaceful creekside setting, mature surroundings, and solid construction while adding your own updates and personal touches. With excellent upside potential and a desirable Spartanburg location, this is a property you won't want to miss.

Key facts

• Classic brick ranch
• Walk-out basement
• Beautiful lot

Tags

• CLASSIC BRICK RANCH
• WALK-OUT BASEMENT
• NEW ROOF
• BEAUTIFUL LOT
• SCENIC LAWSON FORK CREEK
• PEACEFUL CREEKSIDE SETTING

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Driveway
• Home design: Single-family residence; One level
• Exterior features: Riverfront property; Wooded lot

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms, one on the main level
• Interior features: Partially finished basement; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.8% 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 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccracken Middle (math 41% / reading 49%, grade D, #48 of 229 statewide, top 22%, 926 students, 78% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 38% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Spartanburg 07 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 378 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 43% 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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $195,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Overhill Cir	0.01mi	3/1.0	1,056 (+6%)	8mo	$195,000	$185	84
112 Caroway Ct	0.39mi	3/2.0	1,138 (+14%)	21mo	$222,000	$195	38

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,499
• Equity at exit: $19,369

10-year hold

• IRR: 15.4%
• Equity multiple: 2.29×
• Total profit: $46,919
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$681
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $428

Break-even live

Break-even rent $1,191

Max offer price $129,900

Occupancy floor 70%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1388 Boiling Springs Rd Spartanburg, SC	3.0	2.0	1008	$1,700	$1.69	13d	1	0.12mi
602 Laconia Cir Spartanburg, SC	2.0	2.0	826	$1,988	$2.41	21d	5	0.98mi
Flatview Way Spartanburg, SC	3.0	2.0	1326	$1,649	$1.24	13d	1	1.23mi
345 Bryant Rd Spartanburg, SC	1.0–3.0	1.0–1.5	787	$1,300	$1.65	13d	1	1.25mi
148 Flatview Way Spartanburg, SC	3.0	2.0	1346	$1,599	$1.19	13d	4	1.30mi
4028 Cedar Falls Ln Spartanburg, SC	3.0	2.0	1404	$1,645	$1.17	13d	1	1.44mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $129,900 Pending 13 DOM
2. 2026-06-10
   days on market $129,900 Active 12 DOM
3. 2026-06-09
   days on market $129,900 Active 11 DOM
4. 2026-06-08
   days on market $129,900 Active 10 DOM
5. 2026-06-07
   days on market $129,900 Active 9 DOM
6. 2026-06-02
   days on market $129,900 Active 4 DOM
7. 2026-06-01
   days on market $129,900 Active 3 DOM
8. 2026-05-31
   days on market $129,900 Active 2 DOM
9. 2026-05-30
   remarks 628-char remark
10. 2026-05-30
    listed $129,900 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: $1,799 · $150/mo
• Projected year-2 tax: $1,799 · $150/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,798
• − Mortgage interest: −$7,276
• − Property taxes: −$1,799
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$3,779
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $4,349/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 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 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

• Census place: Valley Falls, SC
• 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

-63.4% since first listed

3 events — show timeline

• 2026-05-29 Listed $129,900 SPMLS
• 2023-02-17 Sold (Public Records) $390,000 Public Records
• 2022-07-12 Sold (Public Records) $354,905 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,799 · +0.8% YoY. Source: county tax records.