607 Vanney Cir · Boiling Springs, SC 29316

$189,900

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 42 Days on market

Built 1958 0.60 ac lot Est $231k · 18% under

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Why this score? — see what drove the C+ 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One-owner home in the heart of Boiling Springs, lovingly kept since 1958 and full of the kind of character you just cannot recreate. This 3 bedroom, 1 bath home offers the original charm so many buyers are looking for, with hardwood floors throughout, a detached garage, and the warmth of a house that has been cared for through generations. A new roof was installed in 2024, giving peace of mind while keeping the soul of this classic home intact. Outside, loads of perennial flowers add color, charm, and that true old-fashioned Boiling Springs feel. Located right off Blalock Road, this property is just minutes from shopping, dining, schools, and everyday conveniences. If you love homes with history, nostalgia, and a location that keeps you close to everything, this one is worth a look.

Key facts

• Minutes from schools
• Hardwood floors
• New roof

Tags

• HARDWOOD FLOORS
• NEW ROOF
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM SCHOOLS
• MINUTES FROM CONVENIENCES

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Detached 2-car garage; Paved asphalt driveway
• Utilities: Public water; Septic sewer; Electric water heater; Public garbage pickup; Electric power
• Home design: Single-story residence; Built around 1958; Crawl space foundation; Approximately 1/2-acre lot; Lot dimensions approximately 188 x 41 x 227 x 265
• Construction: Composition shingle roof; Partial brick veneer and other exterior finish; Attic and garage storage
• Exterior features: Screened porch; Some storm doors; Some storm windows; Partial brick veneer exterior; Other exterior features (see remarks); Level lot with some trees

Interior

• Kitchen: Kitchen approximately 17 x 18; Electric cooktop; Wall oven(s); Microwave; Laminate countertops
• Bedrooms: Primary bedroom on the main level; Second bedroom about 11 x 14; Third bedroom about 11 x 11; Fourth bedroom about 11 x 9; Three bedrooms on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Electric heating; Heat pump; Heat pump cooling
• Interior features: Blown ceiling insulation; Smoke detector; Laminate countertops; Attic storage
• Laundry & utility: Washer connection; Dryer with electric hookup; Closet-style laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (7.8% below list).
• Recommended offer: $175k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.7% 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: Boiling Springs Elementary (math 57% / reading 57%, grade C+, #102 of 597 statewide, top 18%, 886 students, 67% FRL) — zoned schools average 67% FRL vs 44% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 460 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 42 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,031 (7.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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?
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: 0.92% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $230,552
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Mcdowell Dr	0.43mi	3/2.0	1,323 (+3%)	1mo	$220,000	$166	71
409 Flamingo Way Way	0.38mi	3/2.0	1,200 (-7%)	2mo	$230,000	$192	66
242 Birds Eye Vw	0.42mi	3/2.0	1,379 (+7%)	5mo	$229,900	$167	60
230 Blalock Rd	0.38mi	3/2.0	1,450 (+13%)	1mo	$265,000	$183	56
206 Fairdale Dr	0.71mi	3/2.0	1,288 (0%)	12mo	$230,000	$179	53
103 Sparrow Ct	0.57mi	3/2.0	1,400 (+9%)	4mo	$160,000	$114	51
104 Hilldale Dr	0.55mi	3/2.0	1,428 (+11%)	5mo	$280,000	$196	48
464 Sandpiper Dr	0.59mi	3/2.0	1,450 (+13%)	7mo	$260,000	$179	42
1042 Slow Creek Ct	0.68mi	3/2.0	1,168 (-9%)	9mo	$207,000	$177	42
2135 N November Dr	0.75mi	2/2.0 (-1)	1,152 (-11%)	8mo	$249,900	$217	32
2135 N November Dr Lot 12	0.75mi	2/2.0 (-1)	1,152 (-11%)	8mo	$249,900	$217	32

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 · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-17,379
• Equity at exit: $28,315

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-8,621
• Equity at exit: $16,419

Cash invested: $53,172 (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 29316

• Home prices YoY: -18.9%
• Rents YoY: 0.7%
• Active inventory: 460
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$996
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $274

Break-even live

Break-even rent $1,403

Max offer price $189,900

Occupancy floor 79%

Sensitivity live

Price	-10% $382	-5% $328	+0% $274	+5% $221	+10% $-61
Rent	-10% $136	-5% $205	+0% $274	+5% $343	+10% $413
Rate	-1.0pp $370	-0.5pp $323	base $274	+0.5pp $225	+1.0pp $175

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Dornoch Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	970	$1,480	$1.52	14d	21	0.40mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,789	$1.69	14d	14	0.55mi
235 Outlook Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	940	$1,499	$1.59	21d	1	0.80mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	14d	1	0.81mi
705 W Sago Ct Boiling Springs, SC	2.0	2.0	1328	$1,450	$1.09	21d	1	0.85mi
207 Wild Fern Dr Boiling Springs, SC	2.0–3.0	2.5	1618	$1,808	$1.12	14d	7	0.90mi
584 Craftsman Ln Boiling Springs, SC	3.0	2.5	1700	$1,850	$1.09	21d	1	0.91mi
257 Waxberry Ct Boiling Springs, SC	3.0	2.0	1400	$1,839	$1.31	21d	1	0.99mi
1510 Painted Horse Trl Boiling Springs, SC	3.0	2.5	1631	$1,650	$1.01	21d	1	1.05mi
1365 Romany Ct Boiling Springs, SC	3.0	2.0	1456	$1,850	$1.27	21d	1	1.26mi
409 Shamrock Dr Boiling Springs, SC	3.0	3.0	1571	$1,756	$1.12	14d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $189,900 Active 42 DOM
2. 2026-06-17
   days on market $189,900 Active 41 DOM
3. 2026-06-16
   days on market $189,900 Active 40 DOM
4. 2026-06-15
   days on market $189,900 Active 39 DOM
5. 2026-06-14
   days on market $189,900 Active 37 DOM
6. 2026-06-13
   statusdays on market $189,900 Active 36 DOM
7. 2026-06-10
   days on market $189,900 Contingency Contract 34 DOM
8. 2026-06-09
   days on market $189,900 Contingency Contract 33 DOM
9. 2026-06-08
   days on market $189,900 Contingency Contract 32 DOM
10. 2026-06-07
    days on market $189,900 Contingency Contract 31 DOM
11. 2026-06-05
    days on market $189,900 Contingency Contract 28 DOM
12. 2026-06-02
    days on market $189,900 Contingency Contract 26 DOM
13. 2026-06-01
    days on market $189,900 Contingency Contract 25 DOM
14. 2026-05-31
    days on market $189,900 Contingency Contract 24 DOM
15. 2026-05-30
    statusdays on market $189,900 Contingency Contract 23 DOM
16. 2026-05-07
    listed $189,900 Active

    Show marketing remark (793 chars)

    One-owner home in the heart of Boiling Springs, lovingly kept since 1958 and full of the kind of character you just cannot recreate. This 3 bedroom, 1 bath home offers the original charm so many buyers are looking for, with hardwood floors throughout, a detached garage, and the warmth of a house that has been cared for through generations. A new roof was installed in 2024, giving peace of mind while keeping the soul of this classic home intact. Outside, loads of perennial flowers add color, charm, and that true old-fashioned Boiling Springs feel. Located right off Blalock Road, this property is just minutes from shopping, dining, schools, and everyday conveniences. If you love homes with history, nostalgia, and a location that keeps you close to everything, this one is worth a look.

17. 2026-05-07
    listed $189,900 Active 793-char remark

    Show marketing remark (793 chars)

    One-owner home in the heart of Boiling Springs, lovingly kept since 1958 and full of the kind of character you just cannot recreate. This 3 bedroom, 1 bath home offers the original charm so many buyers are looking for, with hardwood floors throughout, a detached garage, and the warmth of a house that has been cared for through generations. A new roof was installed in 2024, giving peace of mind while keeping the soul of this classic home intact. Outside, loads of perennial flowers add color, charm, and that true old-fashioned Boiling Springs feel. Located right off Blalock Road, this property is just minutes from shopping, dining, schools, and everyday conveniences. If you love homes with history, nostalgia, and a location that keeps you close to everything, this one is worth a look.

ⓘ 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: $402 · $33/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$680/yr (+$57/mo · 169.3%)

ⓘ 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 4/10 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,004
• − Mortgage interest: −$10,637
• − Property taxes: −$402
• − Insurance: −$950
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,524
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $3,260/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

• Census place: Boiling Springs, SC
• County: Spartanburg County · 258,607 people
• City population: 33,104
• Metro: Spartanburg, SC
• Population (ZIP): 33,104
• Household income: $74,735
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 524.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Russian/Polish/Slavic 7% Spanish 5% Other Asian/Pacific 2%

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: ▼ -51.42%
• Current HPI: 220.8438
• Rent YoY: ▲ 0.69%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $189,900 SPMLS
• 2026-05-07 Listed $189,900 Greater Greenville MLS

Property tax history

+6.3%/yr

Latest (2025): $402 · +3.1% YoY. Source: county tax records.