103 Diehl Ct Unit *** · Boiling Springs, SC 29316

$270,000

4 bd · 2.0 ba · 1,901 sqft · MultiFamily public records · 22 Days on market

Built 1981 0.40 ac lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Opportunity – Turnkey Duplex! Welcome to 103 Diehl Court in Boiling Springs— a well-maintained duplex. Each unit features 2 bedrooms and 1 full bathroom and one half baths, with approximately 933 square feet per side, providing comfortable and functional living space for tenants. Unit’s features include: central heat and air, dishwasher, patio, range, refrigerator, Storage, washer & dryer connections. Whether you're looking to expand your rental portfolio or step into your first investment property, this duplex offers strong income potential in a high-demand Boiling Springs rental area. Don’t miss your chance to own a great multi-family property in B

Key facts

• Storage
• Turnkey duplex
• Central heat and air

Tags

• TURNKEY DUPLEX
• CENTRAL HEAT AND AIR
• DISHWASHER
• PATIO
• REFRIGERATOR
• STORAGE

Property features AI

Finance

• Other: Lot approximately 0.4 acre (dimensions: 102 x 192 x 100 x 172); Zoned: County
• Financial info: Property used as residential income (duplex)

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; One level
• Construction: Brick veneer construction
• Exterior features: Composition roof

Interior

• Heating & cooling: Central air; Heat pump (electric)
• Interior features: Electric water heater; Central air conditioning; Heat pump heating and cooling (electric)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive. Per door: $148/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (3.4% below list).
• Recommended offer: $261k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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); Rainbow Lake Middle (math 37% / reading 46%, grade F, #68 of 229 statewide, top 31%, 1,009 students, 69% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 65% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 460 active listings in the ZIP; 7 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).
• This rent runs 42% of the median local income ($75k/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 $8k 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 22 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

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 $260,800 (3.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.6

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-30,844
• Equity at exit: $40,258

10-year hold

• IRR: -5.9%
• Equity multiple: 0.66×
• Total profit: $-25,886
• Equity at exit: $23,345

Cash invested: $75,600 (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: 17.3×

Monthly cashflow live

• Estimated rent: $2,608 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $296

Break-even live

Break-even rent $2,233

Max offer price $270,000

Occupancy floor 84%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,608
Total (2 units)			$2,608

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.58mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	13d	1	0.67mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,789	$1.69	13d	14	0.93mi
1510 Painted Horse Trl Boiling Springs, SC	3.0	2.5	1631	$1,650	$1.01	21d	1	1.03mi
584 Craftsman Ln Boiling Springs, SC	3.0	2.5	1700	$1,850	$1.09	21d	1	1.29mi
4050 Parris Bridge Rd Boiling Springs, SC	3.0	2.5	1460	$1,695	$1.16	21d	1	1.41mi
4050 Parris Bridge Rd Boiling Springs, SC	3.0	2.5	1460	$1,695	$1.16	13d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $270,000 Active 22 DOM
2. 2026-06-17
   days on market $270,000 Active 21 DOM
3. 2026-06-16
   days on market $270,000 Active 20 DOM
4. 2026-06-15
   days on market $270,000 Active 19 DOM
5. 2026-06-14
   days on market $270,000 Active 17 DOM
6. 2026-06-13
   days on market $270,000 Active 16 DOM
7. 2026-06-10
   days on market $270,000 Active 14 DOM
8. 2026-06-09
   days on market $270,000 Active 13 DOM
9. 2026-06-08
   days on market $270,000 Active 12 DOM
10. 2026-06-07
    days on market $270,000 Active 11 DOM
11. 2026-06-05
    days on market $270,000 Active 8 DOM
12. 2026-06-02
    days on market $270,000 Active 6 DOM
13. 2026-06-01
    days on market $270,000 Active 5 DOM
14. 2026-05-31
    days on market $270,000 Active 4 DOM
15. 2026-05-30
    days on market $270,000 Active 3 DOM
16. 2026-05-27
    listed $270,000 Active

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $2,830 · $236/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: $31,296
• − Mortgage interest: −$15,124
• − Property taxes: −$2,830
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$7,855
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $3,762/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

1 event — show timeline

• 2026-05-27 Listed $270,000 SPMLS

Property tax history

+2.6%/yr

Latest (2025): $2,830 · +1.3% YoY. Source: county tax records.