26 Hidden Springs Rd · Ben Avon, SC 29302

$114,900

2 bd · 2.0 ba · 1,068 sqft · Townhouse public records · 3 Days on market

Built 1983 10,018 sqft lot Est $166k · 31% under $13/mo HOA · 1% of rent

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! This townhouse needs some repairs and updates and is priced accordingly. 2 BD 2 BA home on corner lot with detached workshop will be sold as is.

Key facts

• $13 HOA
• 2 parking spots
• Listed 3 days

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers common area electric; Community common areas

Exterior

• Parking: Assigned parking for 2 spaces; Circular paved concrete driveway
• Utilities: Public water; Public sewer; Private garbage pickup
• Home design: Two-story residence; Approximate age: 31-50 years
• Construction: Vinyl siding exterior; Composition shingle roof; Crawl space foundation
• Exterior features: Corner lot; Deck; Enclosed porch; Screened porch; Outbuilding with electricity

Interior

• Kitchen: 10 x 10 kitchen; Electric smooth cooktop; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on main level with walk-in closet, jetted tub, and fireplace; Second bedroom (12 x 12)
• Flooring: Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms (one full bath on the main level)
• Heating & cooling: Forced air heating; Central forced cooling; Electric water heater
• Interior features: 9-foot (or higher) smooth ceilings with ceiling fans; Garden tub (jetted); Laminate countertops; Gas-log fireplace; Luxury vinyl plank/tile flooring; Workshop
• Laundry & utility: First-floor laundry in closet-style area with washer connection and electric dryer hookup (located off kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Jesse Boyd Elementary (math 52% / reading 57%, grade C, #123 of 597 statewide, top 22%, 495 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 38% district-wide (+17 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 (+2.5%/yr); 156 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 + 2.5% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 $56k; list at $115k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $165,540
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Hidden Springs Rd	0.00mi	2/2.0	1,068 (0%)	0mo	$110,000	$103	100
30 Hidden Springs Rd	0.02mi	2/2.0	1,078 (+1%)	16mo	$150,000	$139	84
301 Woodburn Creek Rd	0.41mi	2/2.0	1,080 (+1%)	20mo	$178,000	$165	62
315 Woodburn Creek Rd	0.41mi	2/2.5	1,050 (-2%)	20mo	$165,000	$157	60
113 Inwood Ct	0.48mi	2/2.5	1,068 (0%)	20mo	$160,000	$150	59
203 Woodburn Club Ln	0.45mi	2/2.5	1,036 (-3%)	21mo	$165,000	$159	55
214 Woodburn Club Ln	0.44mi	2/2.5	1,222 (+14%)	8mo	$189,900	$155	47

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $5,539
• Equity at exit: $17,132

10-year hold

• IRR: 13.5%
• Equity multiple: 2.05×
• Total profit: $33,909
• Equity at exit: $9,934

Cash invested: $32,172 (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 29302

• Home prices YoY: -25.3%
• Rents YoY: 2.5%
• Active inventory: 156
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$48
• HOA: −$13
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $391

Break-even live

Break-even rent $1,059

Max offer price $114,900

Occupancy floor 70%

Sensitivity live

Price	-10% $456	-5% $423	+0% $391	+5% $358	+10% $326
Rent	-10% $268	-5% $329	+0% $391	+5% $452	+10% $513
Rate	-1.0pp $449	-0.5pp $420	base $391	+0.5pp $361	+1.0pp $331

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Inwood Ct Spartanburg, SC	2.0	2.5	1068	$1,350	$1.26	22d	1	0.50mi
1097 Union St Spartanburg, SC	1.0–2.0	1.0–2.0	951	$2,009	$2.11	14d	21	0.94mi
717 Connecticut Ave Spartanburg, SC	3.0	1.0	1320	$1,895	$1.44	14d	1	1.34mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 19 events

1. 2026-05-10
   status Pending 163-char remark

   Show marketing remark (163 chars)

   MOTIVATED SELLER!! This townhouse needs some repairs and updates and is priced accordingly. 2 BD 2 BA home on corner lot with detached workshop will be sold as is.

2. 2026-05-10
   status Pending

   Show marketing remark (163 chars)

   MOTIVATED SELLER!! This townhouse needs some repairs and updates and is priced accordingly. 2 BD 2 BA home on corner lot with detached workshop will be sold as is.

3. 2026-05-07
   listed $114,900 Active
4. 2026-05-07
   historical
5. 2026-05-06
   listed $114,900 Active 163-char remark

   Show marketing remark (163 chars)

   MOTIVATED SELLER!! This townhouse needs some repairs and updates and is priced accordingly. 2 BD 2 BA home on corner lot with detached workshop will be sold as is.

6. 2026-04-27
   price $129,900
7. 2026-04-27
   price $129,900
8. 2026-04-19
   price $137,500
9. 2026-04-19
   status Active
10. 2026-04-19
    price $137,500
11. 2026-04-19
    status Active
12. 2026-04-02
    status Pending
13. 2026-04-02
    status Pending
14. 2026-03-25
    price $150,000
15. 2026-03-24
    price $150,000
16. 2026-03-06
    listed $165,500 Active
17. 2026-03-06
    listed $165,500 Active
18. 1992-11-01
    soldstatus $56,000
19. 1990-02-01
    soldstatus $54,500

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,642
• − Mortgage interest: −$6,436
• − Property taxes: −$2,077
• − Insurance: −$574
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$156
• − Depreciation: −$3,343
• Taxable income: $3,073
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,951/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 — Ben Avon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ben Avon, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 19,918
• Household income: $80,819
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 619.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 5% Serbian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% German/W. Germanic 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: ▼ -80.20%
• Current HPI: 237.1002
• Rent YoY: ▲ 2.50%
• 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

+110.8% since first listed

19 events — show timeline

• 2026-05-10 Pending — SPMLS
• 2026-05-10 Pending — Greater Greenville MLS
• 2026-05-07 Listing Removed — Greater Greenville MLS
• 2026-05-07 Listed $114,900 Greater Greenville MLS
• 2026-05-06 Listed $114,900 SPMLS
• 2026-04-27 Price Changed $129,900 Greater Greenville MLS
• 2026-04-27 Price Changed $129,900 SPMLS
• 2026-04-19 Price Changed $137,500 Greater Greenville MLS
• 2026-04-19 Relisted — SPMLS
• 2026-04-19 Price Changed $137,500 SPMLS
• 2026-04-19 Relisted — Greater Greenville MLS
• 2026-04-02 Pending — Greater Greenville MLS
• 2026-04-02 Pending — SPMLS
• 2026-03-25 Price Changed $150,000 Greater Greenville MLS
• 2026-03-24 Price Changed $150,000 SPMLS
• 2026-03-06 Listed $165,500 SPMLS
• 2026-03-06 Listed $165,500 Greater Greenville MLS
• 1992-11-01 Sold (Public Records) $56,000 Public Records
• 1990-02-01 Sold (Public Records) $54,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,077 · +194.6% YoY. Source: county tax records.