130 Bell Ave · Boiling Springs, SC 29369

$224,875

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 95 Days on market

Built 2002 0.34 ac lot Est $222k · at est.

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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 +21.5/30.0
• ARV discount +7.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautiful updated 4 bedroom, 2 bathroom featuring modern finished, a bright open layout, and plenty of outdoor space to enjoy on the brand new deck in the front and back yard. With fresh updates throughout, the property blends comfort, style, and functionality only minutes away from the popular and growing Boiling Springs area. Inside you will love the spacious, open living room perfect for entertaining or relaxing. Leading into the kitchen, you will find brand new cabinets installed with lovely quartz countertops, offering plenty of space for cooking and gathering. Flowing from the kitchen, we have a large dining area - ideal for family dinners or game nights with the

Key facts

• Brand new deck
• Updated kitchen
• Large dining area

Tags

• UPDATED KITCHEN
• BRAND NEW DECK
• LARGE DINING AREA
• PRIVATE PRIMARY SUITE
• STUNNING EN SUITE BATHROOM
• DOUBLE VANITIES

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Paved driveway (concrete)
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story residence; Approximately 21–30 years old; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Front porch; Deck; Thermal windows; Level lot with some trees

Interior

• Kitchen: 10 x 10 kitchen; Stand-alone electric range; Pantry (closet)
• Bedrooms: 4 bedrooms on the main level; Primary bedroom with double sink, full bath, shower-only option, separate garden tub, separate tub/shower, jetted tub, and walk-in closet; Bedroom sizes approximately 12 x 10 (three additional bedrooms)
• Flooring: Ceramic tile; Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central electric forced cooling
• Interior features: Open floor plan; Smoke detector; Jetted tub; Walk-in closet; Quartz countertops; Pantry closet; Office/Study; Breakfast area
• Laundry & utility: First-floor laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/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 $213k (5.2% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Rents rising (+1.8%/yr); 355 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 95 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 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 $36k; list at $225k implies a 525% gain — meaningful room to come down on a strong offer.

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 $204,636 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $222,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Fore Ave	0.16mi	4/2.0	1,475 (-2%)	20mo	$217,000	$147	72

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-17,766
• Equity at exit: $33,530

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,128
• Equity at exit: $19,443

Cash invested: $62,965 (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 29369

• Home prices YoY: -27.4%
• Rents YoY: 1.8%
• Active inventory: 355
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $336

Break-even live

Break-even rent $1,705

Max offer price $224,875

Occupancy floor 79%

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: $56,219
• Closing costs: $6,746
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Johnson Cir Inman, SC	3.0	2.0	1366	$1,695	$1.24	3d	1	0.95mi
927 Porch Song Way Inman, SC	3.0	2.5	1384	$1,786	$1.29	21d	1	1.36mi

Listing history 24 events

1. 2026-06-18
   days on market $224,875 Active 95 DOM
2. 2026-06-17
   days on market $224,875 Active 94 DOM
3. 2026-06-16
   days on market $224,875 Active 93 DOM
4. 2026-06-15
   days on market $224,875 Active 92 DOM
5. 2026-06-14
   days on market $224,875 Active 90 DOM
6. 2026-06-13
   days on market $224,875 Active 89 DOM
7. 2026-06-10
   days on market $224,875 Active 87 DOM
8. 2026-06-09
   days on market $224,875 Active 86 DOM
9. 2026-06-08
   days on market $224,875 Active 85 DOM
10. 2026-06-07
    days on market $224,875 Active 84 DOM
11. 2026-06-05
    days on market $224,875 Active 81 DOM
12. 2026-06-02
    days on market $224,875 Active 79 DOM
13. 2026-06-01
    pricedays on market $224,875 Active 78 DOM
14. 2026-05-31
    days on market $228,550 Active 77 DOM
15. 2026-05-30
    days on market $228,550 Active 76 DOM
16. 2026-05-10
    price $228,550
17. 2026-03-15
    listed $230,750 Active
18. 2025-12-21
    historical
19. 2025-10-17
    listed $230,750 Active
20. 2015-12-02
    soldstatus $36,000
21. 2010-06-25
    soldstatus $64,900
22. 2010-05-26
    listed $64,900
23. 2001-08-01
    soldstatus $12,000
24. 2001-08-01
    soldstatus $31,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$392/yr (+$33/mo · 44.0%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,570
• − Mortgage interest: −$12,596
• − Property taxes: −$890
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$6,542
• Taxable income: $326
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,957/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

• County: Spartanburg County · 258,607 people
• City population: 33,104
• Metro: Spartanburg, SC
• Population (ZIP): 16,503
• Household income: $82,924
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 199.0

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 (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Jamaica, Dominican Republic
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -80.31%
• Current HPI: 212.4242
• Rent YoY: ▲ 1.75%
• 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

+1804.6% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $228,550 Greater Greenville MLS
• 2026-03-15 Listed $230,750 Greater Greenville MLS
• 2025-12-21 Listing Removed — Greater Greenville MLS
• 2025-10-17 Listed $230,750 Greater Greenville MLS
• 2015-12-02 Sold (Public Records) $36,000 Public Records
• 2010-06-25 Sold (MLS) $64,900 SPMLS
• 2010-05-26 Listed $64,900 SPMLS
• 2001-08-01 Sold (Public Records) $31,000 Public Records
• 2001-08-01 Sold (Public Records) $12,000 Public Records

Property tax history

+41.0%/yr

Latest (2025): $890 · +1.7% YoY. Source: county tax records.