133 Valley Creek Dr · Boiling Springs, SC 29316

$210,000

3 bd · 2.5 ba · 1,390 sqft · SingleFamily public records · 160 Days on market

Built 2021 4,356 sqft lot Est $256k · 18% under $150/mo HOA · 8% of rent ↓ 25% since listing

---

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 +12.0/30.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 133 Valley Creek! This beautiful townhome was just built in 2021! Featuring a spacious open floor plan and it's an end unit. The end unit provides you with additional natural light! This yard has a privacy fence around it and provides you space to grill and relax! You will love being convenient to Ingles, Publix, the new target, clutch coffee, and all that highway nine has to offer! Did I mention just minutes to I-85! You don't want to miss this conveniently located, like new home in the heart of the growing Boiling Springs!

Key facts

• End unit
• Minutes to i-85
• Privacy fence

Tags

• END UNIT
• PRIVACY FENCE
• MINUTES TO I-85
• GROWING BOILING SPRINGS

Property features AI

Finance

• HOA & community: Homeowners association with $150 monthly fee

Exterior

• Parking: No designated parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Two levels; End unit
• Construction: Vinyl siding; Slab foundation; Built recently (year not provided)
• Exterior features: Patio; Fenced yard; Level lot

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fan and electric cooling
• Interior features: Ceiling fans; Walk-in closets; Open floor plan; Window treatments; Gas water heater
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-49 ($-586/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.8% below list).
• Recommended offer: $177k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Shoally Creek Elementary (math 60% / reading 59%, grade B-, #90 of 597 statewide, top 15%, 670 students, 80% 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 70% FRL vs 44% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 461 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 160 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $176,870 (15.8% 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. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $255,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
391 Aniken Cir	0.54mi	3/2.0	1,360 (-2%)	1mo	$245,000	$180	68
517 Tilgate Ct	0.50mi	3/2.0	1,305 (-6%)	1mo	$200,000	$153	64
7018 New Horizons Ln Lot 96	0.73mi	3/2.0	1,383 (-0%)	1mo	$295,000	$213	62
652 Clarion Ct	0.51mi	3/2.0	1,296 (-7%)	2mo	$235,000	$181	62
409 Flamingo Way Way	0.28mi	3/2.0	1,200 (-14%)	2mo	$230,000	$192	61
731 Bankston Dr	0.47mi	3/2.0	1,268 (-9%)	2mo	$243,500	$192	60
408 Bridgewood Ct	0.31mi	2/2.0 (-1)	1,248 (-10%)	3mo	$229,900	$184	59
7023 New Horizons Ln Lot 6	0.73mi	3/2.0	1,433 (+3%)	2mo	$293,000	$204	57
212 Birds Eye Vw	0.26mi	4/2.0 (+1)	1,578 (+14%)	3mo	$238,900	$151	56
7019 New Horizons Ln Lot 5	0.73mi	3/2.0	1,500 (+8%)	2mo	$297,000	$198	49
775 Overton Ridge Way	0.41mi	4/3.0 (+1)	1,592 (+14%)	4mo	$250,000	$157	46
258 Chateau St	0.68mi	3/2.0	1,220 (-12%)	3mo	$195,000	$160	44

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-41,134
• Equity at exit: $31,312

10-year hold

• IRR: -19.9%
• Equity multiple: 0.06×
• Total profit: $-55,470
• Equity at exit: $18,157

Cash invested: $58,800 (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: 461
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$88
• HOA: −$150
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-49

Break-even live

Break-even rent $1,831

Max offer price $201,375

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $11	+0% $-49	+5% $-108	+10% $-168
Rent	-10% $-189	-5% $-119	+0% $-49	+5% $21	+10% $91
Rate	-1.0pp $57	-0.5pp $5	base $-49	+0.5pp $-103	+1.0pp $-159

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Wild Fern Dr Boiling Springs, SC	2.0–3.0	2.5	1618	$1,808	$1.12	15d	7	0.35mi
901 Dornoch Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	970	$1,480	$1.52	15d	21	0.69mi
584 Craftsman Ln Boiling Springs, SC	3.0	2.5	1700	$1,850	$1.09	22d	1	0.83mi
409 Shamrock Dr Boiling Springs, SC	3.0	3.0	1571	$1,756	$1.12	15d	1	0.97mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,789	$1.69	15d	14	1.07mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	15d	1	1.10mi
Flatview Way Spartanburg, SC	3.0	2.0	1326	$1,649	$1.24	15d	1	1.19mi
257 Waxberry Ct Boiling Springs, SC	3.0	2.0	1400	$1,839	$1.31	22d	1	1.31mi
148 Flatview Way Spartanburg, SC	3.0	2.0	1346	$1,599	$1.19	15d	4	1.33mi
4028 Cedar Falls Ln Spartanburg, SC	3.0	2.0	1404	$1,645	$1.17	15d	1	1.34mi
235 Outlook Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	940	$1,499	$1.59	22d	1	1.36mi
705 W Sago Ct Boiling Springs, SC	2.0	2.0	1328	$1,450	$1.09	22d	1	1.41mi
1004 Blanton Pl Spartanburg, SC	3.0	2.0	1608	$1,725	$1.07	15d	1	1.41mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 22 events

1. 2026-06-21
   days on market $210,000 Active 160 DOM
2. 2026-06-18
   days on market $210,000 Active 157 DOM
3. 2026-06-17
   days on market $210,000 Active 156 DOM
4. 2026-06-16
   days on market $210,000 Active 155 DOM
5. 2026-06-15
   days on market $210,000 Active 154 DOM
6. 2026-06-14
   days on market $210,000 Active 152 DOM
7. 2026-06-13
   days on market $210,000 Active 151 DOM
8. 2026-06-10
   days on market $210,000 Active 149 DOM
9. 2026-06-09
   days on market $210,000 Active 148 DOM
10. 2026-06-08
    days on market $210,000 Active 147 DOM
11. 2026-06-07
    days on market $210,000 Active 146 DOM
12. 2026-06-05
    days on market $210,000 Active 143 DOM
13. 2026-06-02
    days on market $210,000 Active 141 DOM
14. 2026-06-01
    days on market $210,000 Active 140 DOM
15. 2026-05-31
    days on market $210,000 Active 139 DOM
16. 2026-05-30
    days on market $210,000 Active 138 DOM
17. 2026-02-12
    price $210,000
18. 2026-01-12
    listed $224,900 Active
19. 2025-12-31
    price $224,900
20. 2025-12-03
    price $243,900
21. 2025-12-01
    listed $243,900,000 Active
22. 2021-02-17
    soldstatus $280,000

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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 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: $21,224
• − Mortgage interest: −$11,763
• − Property taxes: −$1,288
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$1,800
• − Depreciation: −$6,109
• Taxable loss: −$4,182
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $418/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

-25.0% since first listed

6 events — show timeline

• 2026-02-12 Price Changed $210,000 SPMLS
• 2026-01-12 Listed $224,900 SPMLS
• 2025-12-31 Price Changed $224,900 Consolidated MLS
• 2025-12-03 Price Changed $243,900 Consolidated MLS
• 2025-12-01 Listed $243,900,000 Consolidated MLS
• 2021-02-17 Sold (Public Records) $280,000 Public Records

Property tax history

+77.4%/yr

Latest (2025): $1,288 · +1.4% YoY. Source: county tax records.