105 Colebrook Ct Unit *** · Boiling Springs, SC 29316

$270,000

4 bd · 2.0 ba · 1,892 sqft · MultiFamily public records · 8 Days on market

Built 1982 0.30 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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 105 Colebrook Court in Boiling Springs— a well-maintained duplex. It was recently remodeled in 2025 with new LVP Flooring, new bath Granite counter tops, and new faucets on bath and kitchen sinks and was freshly painted. Unit has a large great room and a separate Kitchen with new granite counter tops. The master bedroom features a walk-in closet and ceiling fan. A second bedroom also has a ceiling fan. Unit features a rear patio. 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 m

Key facts

• Remodeled
• Turnkey duplex
• New faucets

Tags

• TURNKEY DUPLEX
• REMODELED
• NEW LVP FLOORING
• NEW BATH GRANITE COUNTER TOPS
• NEW FAUCETS
• LARGE GREAT ROOM

Property features AI

Exterior

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

Interior

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

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive. Per door: $155/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 7.7% 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); 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; 461 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $270k implies a 315% 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 $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: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• 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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-29,931
• Equity at exit: $40,258

10-year hold

• IRR: -5.4%
• Equity multiple: 0.68×
• Total profit: $-23,940
• 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: 461
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $2,608 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $311

Break-even live

Break-even rent $2,215

Max offer price $270,000

Occupancy floor 83%

Sensitivity live

Price	-10% $463	-5% $387	+0% $311	+5% $234	+10% $158
Rent	-10% $104	-5% $208	+0% $311	+5% $414	+10% $517
Rate	-1.0pp $446	-0.5pp $379	base $311	+0.5pp $241	+1.0pp $169

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$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	22d	1	0.56mi
318 Cool Embers Ln Boiling Springs, SC	4.0	2.0	1646	$1,906	$1.16	15d	1	0.63mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,789	$1.69	15d	14	0.88mi
1510 Painted Horse Trl Boiling Springs, SC	3.0	2.5	1631	$1,650	$1.01	22d	1	1.01mi
584 Craftsman Ln Boiling Springs, SC	3.0	2.5	1700	$1,850	$1.09	22d	1	1.24mi
4050 Parris Bridge Rd Boiling Springs, SC	3.0	2.5	1460	$1,695	$1.16	22d	1	1.39mi
4050 Parris Bridge Rd Boiling Springs, SC	3.0	2.5	1460	$1,695	$1.16	15d	1	1.39mi

Listing history 7 events

1. 2026-06-10
   days on market $270,000 Active 8 DOM
2. 2026-06-09
   days on market $270,000 Active 7 DOM
3. 2026-06-08
   days on market $270,000 Active 6 DOM
4. 2026-06-07
   days on market $270,000 Active 5 DOM
5. 2026-06-05
   days on market $270,000 Active 2 DOM
6. 2026-06-03
   remarks 681-char remark
7. 2026-06-03
   listed $270,000 Active 1 DOM

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $2,657 · $221/mo
• Projected year-2 tax: $2,657 · $221/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: −$2,657
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$7,855
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $3,894/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

+315.4% since first listed

2 events — show timeline

• 2026-06-01 Listed $270,000 SPMLS
• 1990-09-01 Sold (Public Records) $65,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,657 · +1.3% YoY. Source: county tax records.