282 Waxberry Ct · Boiling Springs, SC 29316-9618

$263,000

3 bd · 2.5 ba · 1,834 sqft · SingleFamily public records · 65 Days on market

Built 2006 0.29 ac lot Est $260k · at est.

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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).

• Cash flow +9.5/30.0
• ARV discount +7.1/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to 282 Waxberry Ct in Boiling Springs—a well-maintained and thoughtfully updated home offering comfort, flexibility, and a convenient location. Possibly USDA Eligible! This property features 3 bedrooms and 2.5 bathrooms, along with a spacious flex room that can easily serve as a second living area, playroom, or home office. In addition, there’s a bright sunroom that provides extra space for relaxing, working, or enjoying natural light throughout the day. With just under 1,900 square feet of living space, the layout feels open without being overwhelming. Recent updates include fresh interior paint and a new HVAC system, helping provide a move-in-ready experience. The home also includes a 2-car garage and functional living areas designed for everyday use. Beyond the home itself, the location offers easy access to a variety of local amenities and outdoor activities. Nearby Boiling Springs Community Park is a popular spot for walking trails, playgrounds, and sports fields. For time by the water, Lake Bowen is just a short drive away and offers boating, fishing, and scenic views. Another local favorite, Va-Du-Mar McMillan Park, features picnic areas, tennis courts, and open green space. Shopping, dining, and daily conveniences are also close by along Highway 9 commercial corridor, making errands and outings simple and accessible. This home offers a practical layout, recent updates, and a location that balances neighborhood living with access to outdoor recreation and local amenities.

Key facts

• Easy access
• Lake bowen
• Recent updates

Tags

• FLEX ROOM
• SUNROOM
• RECENT UPDATES
• EASY ACCESS
• BOILING SPRINGS COMMUNITY PARK
• LAKE BOWEN

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached garage for 2 cars with door opener; Paved concrete driveway
• Utilities: Public water; Public sewer; Private garbage pickup; Electric service
• Home design: Two-story residential property; Built in 2006; Level lot
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation; Storage in attic and garage
• Exterior features: Front porch; Patio; Tilt-out windows; Vinyl/aluminum trim; Other (see remarks)

Interior

• Kitchen: Cooktop (smooth electric); Electric oven; Built-in microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on second level with full bath, tub/shower and walk-in closet; Bedroom sizes include primary 10 x 10, second 10 x 12, third 12 x 10
• Flooring: Carpet; Laminate flooring; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; One full bath on the main level
• Heating & cooling: Heat pump (electric); Central forced air cooling (electric); Electric water heater
• Interior features: Attic stairs (disappearing); Cable available; Ceiling fans; Smooth ceilings; Smoke detector; Walk-in closets; Laminate countertops
• Laundry & utility: Washer connection; Dryer with electric hookup; Laundry located on second floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (31.0% below list).
• Recommended offer: $181k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Oakland Elementary (math 64% / reading 57%, grade B-, #84 of 597 statewide, top 14%, 784 students, 63% FRL) — zoned schools average 63% FRL vs 44% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $192k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,456 (31.0% 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 65 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $260,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Candleglow Dr	0.17mi	4/2.0 (+1)	1,846 (+1%)	9mo	$257,000	$139	77
246 Waxberry Ct	0.13mi	3/2.5	1,908 (+4%)	13mo	$294,000	$154	77
259 Waxberry Ct	0.10mi	4/2.0 (+1)	1,820 (-1%)	14mo	$253,000	$139	76
367 Bright Wick Ct	0.32mi	4/2.5 (+1)	1,843 (+0%)	12mo	$252,971	$137	69
148 Southland Ave	0.13mi	3/2.0	2,057 (+12%)	11mo	$160,000	$78	63
241 Waxberry Ct Ct	0.16mi	4/2.0 (+1)	1,660 (-10%)	12mo	$279,500	$168	60
536 Millsgate Cir	0.55mi	3/2.5	1,729 (-6%)	10mo	$235,000	$136	56
624 Renita Dr	0.28mi	3/2.0	1,585 (-14%)	10mo	$270,000	$170	54
719 Dottie Dr	0.30mi	4/2.5 (+1)	2,109 (+15%)	4mo	$276,000	$131	53
298 Laurelwood Dr	0.63mi	4/2.0 (+1)	1,875 (+2%)	16mo	$319,000	$170	46
309 Laurelwood Dr	0.69mi	4/2.0 (+1)	1,698 (-7%)	8mo	$240,300	$142	42
100 Springside Dr	0.72mi	3/2.0	1,579 (-14%)	16mo	$330,000	$209	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.27×
• Total profit: $20,029
• Equity at exit: $118,256

10-year hold

• IRR: 7.8%
• Equity multiple: 2.19×
• Total profit: $87,403
• Equity at exit: $182,247

Cash invested: $73,640 (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 29316-9618

• Active inventory: 1
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-181

Break-even live

Break-even rent $2,044

Max offer price $230,946

Occupancy floor —

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Waxberry Ct Boiling Springs, SC	3.0	2.0	1400	$1,839	$1.31	21d	1	0.11mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	13d	1	0.32mi
4050 Parris Bridge Rd Boiling Springs, SC	3.0	2.5	1460	$1,695	$1.16	13d	1	0.83mi
4050 Parris Bridge Rd Boiling Springs, SC	3.0	2.5	1460	$1,695	$1.16	21d	1	0.83mi
584 Craftsman Ln Boiling Springs, SC	3.0	2.5	1700	$1,850	$1.09	21d	1	0.88mi
705 W Sago Ct Boiling Springs, SC	2.0	2.0	1328	$1,450	$1.09	21d	1	1.05mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,789	$1.69	13d	14	1.27mi
1016 Minocqua Rd Spartanburg, SC	4.0	2.5	1955	$1,850	$0.95	21d	1	1.41mi

Listing history 27 events

1. 2026-06-18
   days on market $263,000 Active 65 DOM
2. 2026-06-17
   days on market $263,000 Active 64 DOM
3. 2026-06-16
   days on market $263,000 Active 63 DOM
4. 2026-06-15
   price $263,000 Active 62 DOM
5. 2026-06-15
   days on market $265,000 Active 62 DOM
6. 2026-06-14
   days on market $265,000 Active 60 DOM
7. 2026-06-13
   days on market $265,000 Active 59 DOM
8. 2026-06-10
   days on market $265,000 Active 57 DOM
9. 2026-06-09
   days on market $265,000 Active 56 DOM
10. 2026-06-08
    days on market $265,000 Active 55 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    days on market $265,000 Active 54 DOM
13. 2026-06-02
    days on market $265,000 Active 52 DOM
14. 2026-06-01
    days on market $265,000 Active 51 DOM
15. 2026-05-31
    days on market $265,000 Active 50 DOM
16. 2026-05-30
    days on market $265,000 Active 49 DOM
17. 2026-05-22
    price $265,000

    Show marketing remark (1524 chars)

    Welcome to 282 Waxberry Ct in Boiling Springs—a well-maintained and thoughtfully updated home offering comfort, flexibility, and a convenient location. Possibly USDA Eligible! This property features 3 bedrooms and 2.5 bathrooms, along with a spacious flex room that can easily serve as a second living area, playroom, or home office. In addition, there’s a bright sunroom that provides extra space for relaxing, working, or enjoying natural light throughout the day. With just under 1,900 square feet of living space, the layout feels open without being overwhelming. Recent updates include fresh interior paint and a new HVAC system, helping provide a move-in-ready experience. The home also includes a 2-car garage and functional living areas designed for everyday use. Beyond the home itself, the location offers easy access to a variety of local amenities and outdoor activities. Nearby Boiling Springs Community Park is a popular spot for walking trails, playgrounds, and sports fields. For time by the water, Lake Bowen is just a short drive away and offers boating, fishing, and scenic views. Another local favorite, Va-Du-Mar McMillan Park, features picnic areas, tennis courts, and open green space. Shopping, dining, and daily conveniences are also close by along Highway 9 commercial corridor, making errands and outings simple and accessible. This home offers a practical layout, recent updates, and a location that balances neighborhood living with access to outdoor recreation and local amenities.

18. 2026-05-22
    price $265,000 1524-char remark

    Show marketing remark (1524 chars)

    Welcome to 282 Waxberry Ct in Boiling Springs—a well-maintained and thoughtfully updated home offering comfort, flexibility, and a convenient location. Possibly USDA Eligible! This property features 3 bedrooms and 2.5 bathrooms, along with a spacious flex room that can easily serve as a second living area, playroom, or home office. In addition, there’s a bright sunroom that provides extra space for relaxing, working, or enjoying natural light throughout the day. With just under 1,900 square feet of living space, the layout feels open without being overwhelming. Recent updates include fresh interior paint and a new HVAC system, helping provide a move-in-ready experience. The home also includes a 2-car garage and functional living areas designed for everyday use. Beyond the home itself, the location offers easy access to a variety of local amenities and outdoor activities. Nearby Boiling Springs Community Park is a popular spot for walking trails, playgrounds, and sports fields. For time by the water, Lake Bowen is just a short drive away and offers boating, fishing, and scenic views. Another local favorite, Va-Du-Mar McMillan Park, features picnic areas, tennis courts, and open green space. Shopping, dining, and daily conveniences are also close by along Highway 9 commercial corridor, making errands and outings simple and accessible. This home offers a practical layout, recent updates, and a location that balances neighborhood living with access to outdoor recreation and local amenities.

19. 2026-04-11
    listed $270,000 Active
20. 2026-03-30
    listed $270,000 Active 1524-char remark

    Show marketing remark (1524 chars)

    Welcome to 282 Waxberry Ct in Boiling Springs—a well-maintained and thoughtfully updated home offering comfort, flexibility, and a convenient location. Possibly USDA Eligible! This property features 3 bedrooms and 2.5 bathrooms, along with a spacious flex room that can easily serve as a second living area, playroom, or home office. In addition, there’s a bright sunroom that provides extra space for relaxing, working, or enjoying natural light throughout the day. With just under 1,900 square feet of living space, the layout feels open without being overwhelming. Recent updates include fresh interior paint and a new HVAC system, helping provide a move-in-ready experience. The home also includes a 2-car garage and functional living areas designed for everyday use. Beyond the home itself, the location offers easy access to a variety of local amenities and outdoor activities. Nearby Boiling Springs Community Park is a popular spot for walking trails, playgrounds, and sports fields. For time by the water, Lake Bowen is just a short drive away and offers boating, fishing, and scenic views. Another local favorite, Va-Du-Mar McMillan Park, features picnic areas, tennis courts, and open green space. Shopping, dining, and daily conveniences are also close by along Highway 9 commercial corridor, making errands and outings simple and accessible. This home offers a practical layout, recent updates, and a location that balances neighborhood living with access to outdoor recreation and local amenities.

21. 2021-10-11
    soldstatus $192,500
22. 2021-10-08
    soldstatus $192,500 Sold CO-OP Member 359-char remark

    Show marketing remark (359 chars)

    Home listed $15k below market value. .. new purchaser to paint the interior. Great 3BR/2.5BA with huge bonus room. Extra large 2 car garage. on first level is a room for office or sunroom. Kitchen is large with breakfast area. Refrigerator stays. NO HOA Dues!!! Rural Home loan location 100% financing Easy access to Hwy I-85, schools and shopping.

23. 2021-08-24
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Home listed $15k below market value. .. new purchaser to paint the interior. Great 3BR/2.5BA with huge bonus room. Extra large 2 car garage. on first level is a room for office or sunroom. Kitchen is large with breakfast area. Refrigerator stays. NO HOA Dues!!! Rural Home loan location 100% financing Easy access to Hwy I-85, schools and shopping.

24. 2021-08-23
    listed $185,000 Active 359-char remark

    Show marketing remark (359 chars)

    Home listed $15k below market value. .. new purchaser to paint the interior. Great 3BR/2.5BA with huge bonus room. Extra large 2 car garage. on first level is a room for office or sunroom. Kitchen is large with breakfast area. Refrigerator stays. NO HOA Dues!!! Rural Home loan location 100% financing Easy access to Hwy I-85, schools and shopping.

25. 2010-08-30
    soldstatus $92,000
26. 2010-04-27
    listed $99,900
27. 2006-07-18
    soldstatus $139,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/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 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: $21,775
• − Mortgage interest: −$14,732
• − Property taxes: −$1,514
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$7,651
• Taxable loss: −$6,921
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $-516/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+90.6% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $265,000 Greater Greenville MLS
• 2026-05-22 Price Changed $265,000 SPMLS
• 2026-04-11 Listed $270,000 Greater Greenville MLS
• 2026-03-30 Listed $270,000 SPMLS
• 2021-10-11 Sold (Public Records) $192,500 Public Records
• 2021-10-08 Sold (MLS) $192,500 SPMLS
• 2021-08-24 Pending — SPMLS
• 2021-08-23 Listed $185,000 SPMLS
• 2010-08-30 Sold (MLS) $92,000 SPMLS
• 2010-04-27 Listed $99,900 SPMLS
• 2006-07-18 Sold (Public Records) $139,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,514 · +1.3% YoY. Source: county tax records.