129 Notchwoods Dr · Boiling Springs, SC 29316

$165,000

3 bd · 2.0 ba · 1,228 sqft · Manufactured public records · 12 Days on market

Built 1999 0.36 ac lot ↓ 3% since listing

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• 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

Location, location, location! This charming 3-bedroom, 2-bath home is perfectly situated in the heart of Boiling Springs, offering an unbeatable combination of convenience and tranquility. With no HOA and the ability to walk to major retailers, grocery stores, restaurants, schools, and one of the area’s most popular parks, you’ll love the lifestyle this location provides. Inside, you’ll find comfortable living spaces designed for everyday living and entertaining, including a spacious living room with a cozy fireplace and a bright kitchen with abundant cabinet space and an adjoining dining area. The primary suite offers a relaxing retreat, while two additional bedrooms provide flexibility for family, guests, or a home office. Outside, the level lot is framed by mature trees, creating a peaceful setting with a picturesque creek running along the back of the property. Enjoy relaxing on the deck, gathering with friends, or simply taking in the beauty of nature right in your own backyard. Additional highlights include a roof replacement in 2025, a lovely neighborhood with mostly stick-built homes, and a location that puts shopping, dining, schools, and everyday conveniences just moments away. Opportunities like this—with no HOA and such an incredible location—don’t come along often! Call to schedule your private showing today.

Key facts

• Level lot
• Picturesque creek
• Deck

Tags

• NO HOA
• WALK TO MAJOR RETAILERS
• PICTURESQUE CREEK
• LEVEL LOT
• MATURE TREES
• DECK

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved concrete driveway
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup
• Home design: Single-story residence; Built in 1999; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Front porch; Deck; Vinyl/aluminum trim; Creek on the lot; Level lot with some trees; Underground utilities

Interior

• Kitchen: 12 x 13 kitchen; Electric cooktop; Electric oven; Electric standalone range; Range hood
• Bedrooms: Primary bedroom on main level with double sink, full bath and jetted tub; Bedroom sizes: Primary 13 x 13; Second 11 x 13; Third 11 x 13; Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cable available; Cathedral/vaulted ceilings; Split floor plan; Laminate countertops; Pantry closet; Wood-burning fireplace
• Laundry & utility: First-floor laundry with walk-in area, washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.8% 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: 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; 462 active listings in the ZIP; 5 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 $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/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 $165,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-21,890
• Equity at exit: $24,602

10-year hold

• IRR: -8.9%
• Equity multiple: 0.51×
• Total profit: $-22,789
• Equity at exit: $14,266

Cash invested: $46,200 (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: 462
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $136

Break-even live

Break-even rent $1,528

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $250	-5% $193	+0% $136	+5% $79	+10% $22
Rent	-10% $1	-5% $69	+0% $136	+5% $203	+10% $270
Rate	-1.0pp $219	-0.5pp $178	base $136	+0.5pp $93	+1.0pp $49

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 W Sago Ct Boiling Springs, SC	2.0	2.0	1328	$1,450	$1.09	22d	1	0.34mi
235 Outlook Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	940	$1,499	$1.59	22d	1	0.38mi
257 Waxberry Ct Boiling Springs, SC	3.0	2.0	1400	$1,839	$1.31	22d	1	0.71mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,789	$1.69	14d	14	0.73mi
901 Dornoch Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	970	$1,480	$1.52	14d	21	0.83mi

Listing history 9 events

1. 2026-06-21
   days on market $165,000 Active 12 DOM
2. 2026-06-18
   days on market $165,000 Active 9 DOM
3. 2026-06-17
   days on market $165,000 Active 8 DOM
4. 2026-06-16
   days on market $165,000 Active 7 DOM
5. 2026-06-15
   days on market $165,000 Active 6 DOM
6. 2026-06-14
   days on market $165,000 Active 4 DOM
7. 2026-06-13
   days on market $165,000 Active 3 DOM
8. 2026-06-10
   remarks 681-char remark
9. 2026-06-10
   listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 2% 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: $20,391
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,800
• Taxable loss: −$1,012
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,871/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

-2.9% since first listed

12 events — show timeline

• 2026-06-09 Listed $165,000 Greater Greenville MLS
• 2026-06-09 Listed $165,000 SPMLS
• 2025-03-06 Sold (Public Records) $159,900 Public Records
• 2025-03-03 Sold (MLS) $159,900 SPMLS
• 2025-03-03 Sold (MLS) $159,900 Greater Greenville MLS
• 2025-01-22 Pending — SPMLS
• 2025-01-22 Contingent — Greater Greenville MLS
• 2024-12-16 Listed $159,900 SPMLS
• 2024-12-12 Relisted — Greater Greenville MLS
• 2024-10-30 Contingent — Greater Greenville MLS
• 2024-10-26 Price Changed $159,900 Greater Greenville MLS
• 2024-09-24 Listed $169,900 Greater Greenville MLS

Property tax history

+8.2%/yr

Latest (2025): $207 · +5.5% YoY. Source: county tax records.