714 Heavenly Days St · Boiling Springs, SC 29349-8341

$240,000

3 bd · 2.5 ba · 1,384 sqft · SingleFamily public records · 212 Days on market

Built 2022 5,662 sqft lot Est $237k · at est. $29/mo HOA · 2% of rent

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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 +9.7/30.0
• ARV discount +6.9/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Welcome to 714 Heavenly Days Street in Inman, SC! This beautifully maintained 3-bedroom, 2.5-bath home, built in 2022, offers modern comfort, thoughtful design, and an unbeatable location. The main level features an open layout with a convenient half bath, a functional pantry, and a bright living space perfect for everyday living and entertaining. Upstairs, you’ll find a walk-in laundry room situated near all bedrooms for added convenience, along with a spacious primary suite offering comfort and privacy. All appliances—including the refrigerator, washer, and dryer—are included, and the home comes equipped with blinds throughout, a security system, and solar panels for ene

Key facts

• Functional pantry
• Security system
• Primary suite

Tags

• OPEN LAYOUT
• FUNCTIONAL PANTRY
• WALK-IN LAUNDRY ROOM
• PRIMARY SUITE
• INCLUDED APPLIANCES
• SECURITY SYSTEM

Property features AI

Finance

• HOA & community: Has HOA; HOA provides recreation facilities and street lights; Community amenities include lights and a playground

Exterior

• Parking: Attached 2-car garage; Paved concrete driveway
• Security: Owned security system
• Utilities: Public water; Public sewer; Electric water heater; Garbage pickup (private)
• Home design: Two-story residential home; Built in 2022; Storage in attic and garage; Slab foundation; Lot dimensions approximately 111 x 53 x 112 x 55
• Construction: Vinyl siding exterior; Composition shingle roof; Slab foundation; Home constructed in 2022
• Exterior features: Patio; Leased solar panels; Composition shingle roof; Vinyl siding; Level lot

Interior

• Kitchen: Kitchen approximately 16 x 14; Dishwasher; Electric cooktop; Electric oven; Built-in microwave; Refrigerator
• Bedrooms: Primary bedroom on 2nd level with full bath and walk-in closet; Bedroom sizes: Primary 15 x 14; Second 12 x 11; Third 12 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Electric forced air heating; Central electric cooling
• Interior features: Attic stairs (pull-down); Owned security system; Smoke detectors; Pantry closet
• Laundry & utility: Laundry on 2nd floor with walk-in laundry area; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (29.2% below list).
• Recommended offer: $170k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Oakland Elementary (math 64% / reading 57%, grade B-, #84 of 597 statewide, top 14%, 784 students, 63% 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 64% 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; 5 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

• In year one you build about $9k of equity ($2k loan paydown + $7k 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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.

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 $169,972 (29.2% 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 212 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $236,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7089 Wingate Dr Unit Homesite 37	0.62mi	3/2.5	1,369 (-1%)	6mo	$229,000	$167	65
7089 Wingate Dr	0.62mi	3/2.5	1,369 (-1%)	6mo	$229,000	$167	65
7242 New Harmony Way	0.61mi	3/2.5	1,369 (-1%)	7mo	$258,000	$188	64
7242 New Harmony Way Unit Homesite 57	0.61mi	3/2.5	1,357 (-2%)	7mo	$258,000	$190	62
7071 Wingate Dr Unit Homesite 40	0.63mi	3/2.0	1,548 (+12%)	11mo	$258,970	$167	40
7071 Wingate Dr	0.63mi	3/2.0	1,548 (+12%)	11mo	$258,970	$167	40
7239 New Harmony Way Unit Homesite 65	0.65mi	3/2.0	1,548 (+12%)	10mo	$264,323	$171	40
7239 New Harmony Way	0.65mi	3/2.0	1,548 (+12%)	10mo	$264,323	$171	40
7307 Wayside Run Unit Homesite 81	0.69mi	3/2.0	1,548 (+12%)	9mo	$262,000	$169	39
7307 Wayside Run	0.69mi	3/2.0	1,548 (+12%)	9mo	$262,000	$169	39
7319 Wayside Run Unit Homesite 78	0.71mi	3/2.0	1,548 (+12%)	10mo	$266,000	$172	37
7319 Wayside Run	0.71mi	3/2.0	1,548 (+12%)	10mo	$266,000	$172	37

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: 4.9%
• Equity multiple: 1.28×
• Total profit: $18,883
• Equity at exit: $107,914

10-year hold

• IRR: 8.0%
• Equity multiple: 2.21×
• Total profit: $81,114
• Equity at exit: $166,309

Cash invested: $67,200 (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 29349-8341

• Active inventory: 1
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-156

Break-even live

Break-even rent $1,898

Max offer price $212,386

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-88	+0% $-156	+5% $-224	+10% $-292
Rent	-10% $-291	-5% $-223	+0% $-156	+5% $-89	+10% $-22
Rate	-1.0pp $-35	-0.5pp $-95	base $-156	+0.5pp $-219	+1.0pp $-282

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Porch Song Way Inman, SC	3.0	2.5	1384	$1,786	$1.29	23d	1	0.06mi
1303 Peak View Dr Boiling Springs, SC	1.0–2.0	1.0–2.0	868	$1,379	$1.59	13d	10	0.70mi
321 Silverleaf Ct Boiling Springs, SC	2.0	2.0	1031	$1,424	$1.38	5d	14	0.76mi
1564 Katherine Ct Boiling Springs, SC	3.0	2.5	1429	$1,550	$1.08	15d	1	0.94mi
524 Seays Crest Dr Inman, SC	3.0	2.0	1200	$1,450	$1.21	23d	1	1.43mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: security

Listing history 41 events

1. 2026-06-21
   days on market $240,000 Active 212 DOM
2. 2026-06-18
   days on market $240,000 Active 209 DOM
3. 2026-06-17
   days on market $240,000 Active 208 DOM
4. 2026-06-16
   days on market $240,000 Active 207 DOM
5. 2026-06-15
   days on market $240,000 Active 206 DOM
6. 2026-06-14
   days on market $240,000 Active 204 DOM
7. 2026-06-13
   days on market $240,000 Active 203 DOM
8. 2026-06-10
   days on market $240,000 Active 201 DOM
9. 2026-06-09
   days on market $240,000 Active 200 DOM
10. 2026-06-08
    days on market $240,000 Active 199 DOM
11. 2026-06-07
    days on market $240,000 Active 198 DOM
12. 2026-06-05
    days on market $240,000 Active 195 DOM
13. 2026-06-02
    days on market $240,000 Active 193 DOM
14. 2026-06-01
    days on market $240,000 Active 192 DOM
15. 2026-05-31
    days on market $240,000 Active 191 DOM
16. 2026-05-30
    days on market $240,000 Active 190 DOM
17. 2026-05-05
    price $240,000
18. 2026-02-18
    price $236,900
19. 2026-01-06
    price $237,900
20. 2026-01-01
    price $238,900
21. 2025-12-11
    price $239,900
22. 2025-12-05
    price $244,500
23. 2025-11-21
    listed $245,000 Active
24. 2025-10-16
    historical
25. 2025-09-30
    historical $1,795
26. 2025-08-18
    price $1,795
27. 2025-07-31
    historical $1,900
28. 2025-07-30
    listed $1,900
29. 2025-07-30
    listed $1,900
30. 2025-07-25
    historical $1,900
31. 2025-07-25
    historical $1,900
32. 2025-07-25
    listed $1,900
33. 2025-07-24
    listed $1,900
34. 2025-07-17
    historical $1,900
35. 2025-07-11
    listed $1,900
36. 2025-05-21
    price $249,000
37. 2025-05-21
    price $249,000
38. 2025-03-28
    listed $259,000 Active
39. 2025-03-28
    listed $259,000 Active
40. 2024-08-20
    historical $1,900
41. 2024-07-24
    listed $1,900

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$30/yr (+$2/mo · 2.2%)

ⓘ 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: $20,397
• − Mortgage interest: −$13,444
• − Property taxes: −$1,338
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$348
• − Depreciation: −$6,982
• Taxable loss: −$6,178
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $-393/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

No demographic data for this ZIP.

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

+12531.6% since first listed

25 events — show timeline

• 2026-05-05 Price Changed $240,000 Greater Greenville MLS
• 2026-02-18 Price Changed $236,900 Greater Greenville MLS
• 2026-01-06 Price Changed $237,900 Greater Greenville MLS
• 2026-01-01 Price Changed $238,900 Greater Greenville MLS
• 2025-12-11 Price Changed $239,900 Greater Greenville MLS
• 2025-12-05 Price Changed $244,500 Greater Greenville MLS
• 2025-11-21 Listed $245,000 Greater Greenville MLS
• 2025-10-16 Listing Removed — Greater Greenville MLS
• 2025-09-30 Rental Removed $1,795 GGMLS
• 2025-08-18 Price Changed $1,795 GGMLS
• 2025-07-31 Rental Removed $1,900 PROPERTYWARE
• 2025-07-30 Listed for Rent $1,900 PROPERTYWARE
• 2025-07-30 Listed for Rent $1,900 GGMLS
• 2025-07-25 Rental Removed $1,900 RENTALBEAST
• 2025-07-25 Rental Removed $1,900 PROPERTYWARE
• 2025-07-25 Listed for Rent $1,900 RENTALBEAST
• 2025-07-24 Listed for Rent $1,900 PROPERTYWARE
• 2025-07-17 Rental Removed $1,900 PROPERTYWARE
• 2025-07-11 Listed for Rent $1,900 PROPERTYWARE
• 2025-05-21 Price Changed $249,000 Greater Greenville MLS
• 2025-05-21 Price Changed $249,000 SPMLS
• 2025-03-28 Listed $259,000 Greater Greenville MLS
• 2025-03-28 Listed $259,000 SPMLS
• 2024-08-20 Rental Removed $1,900 GGMLS
• 2024-07-24 Listed for Rent $1,900 GGMLS

Property tax history

+145.6%/yr

Latest (2025): $1,338 · +1.4% YoY. Source: county tax records.