1261 Upper Valley Falls Rd Rd · Valley Falls, SC 29316

$159,900

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 117 Days on market

Built 1926 0.33 ac lot Est $145k · 10% over

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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 +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• ARV discount +3.0/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’re searching for an affordable home or fixer-upper in Boiling Springs, South Carolina with strong investment potential, 1261 Upper Valley Falls Rd, Boiling Springs SC 29316 is a property worth exploring. This 2-bedroom, 1-bath home offers 892 square feet of functional living space with a layout that is easy to personalize, making it ideal for investors, first-time buyers, or anyone looking to build equity through renovation. The living area features a cozy fireplace that adds charm and character, while the updated bathroom provides a valuable head start on improvements. Outside, the home sits on a fenced yard with a deck for outdoor living and entertaining, a two-car carport fo

Key facts

• Fenced yard
• Two-car carport
• Cozy fireplace

Tags

• FENCED YARD
• COZY FIREPLACE
• UPDATED BATHROOM
• DECK FOR OUTDOOR LIVING
• TWO-CAR CARPORT
• OUTBUILDING FOR STORAGE

Property features AI

Finance

• Financial info: Annual tax amount approximately $1,029

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Single-family residence; Residential property; One story
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.33 acres; Subdivision: Valley Falls Rd

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $153k (4.6% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Valley Falls — 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 69/100 on livability (#72 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, employment D-.
• 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: James H. Hendrix Elementary (math 55% / reading 45%, grade D+, #163 of 597 statewide, top 28%, 694 students, 89% FRL); Boiling Springs Middle (math 39% / reading 50%, grade D, #52 of 229 statewide, top 23%, 1,068 students, 70% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 73% FRL vs 44% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 460 active listings in the ZIP; 4 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 117 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $145,396
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1261 Upper Valley Falls Rd Rd	0.00mi	2/1.0	892 (0%)	1mo	$161,000	$180	99
8231 Second St	0.04mi	2/1.0	946 (+6%)	20mo	$130,000	$137	72
8145 Hill St	0.46mi	2/1.0	860 (-4%)	6mo	$68,000	$79	67
8173 9th St	0.47mi	1/1.0 (-1)	765 (-14%)	13mo	$125,000	$163	39

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 · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-15,780
• Equity at exit: $23,842

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-9,942
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $214

Break-even live

Break-even rent $1,254

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Wedgefield Dr Boiling Springs, SC	2.0	1.0	891	$1,390	$1.56	20d	1	0.73mi
602 Laconia Cir Spartanburg, SC	2.0	2.0	826	$1,988	$2.41	20d	5	1.11mi
120 Perry Dr Boiling Springs, SC	2.0	2.5	1025	$1,499	$1.46	20d	1	1.11mi
1000 Pinegate Dr Spartanburg, SC	1.0–4.0	1.0–4.0	1097	$1,200	$1.09	20d	10	1.19mi

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-03-16
   price $159,900
3. 2026-02-10
   price $162,000
4. 2026-01-13
   price $165,000
5. 2026-01-03
   listed $167,500 Active
6. 2023-07-14
   soldstatus $146,500
7. 2023-02-06
   historical
8. 2023-01-25
   price $130,000
9. 2023-01-17
   soldstatus $60,000
10. 2023-01-16
    listed $137,500 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: $1,030 · $86/mo
• Projected year-2 tax: $1,030 · $86/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,307
• − Mortgage interest: −$8,957
• − Property taxes: −$1,030
• − Insurance: −$800
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,652
• Taxable loss: −$60
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,585/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 — Valley Falls

• Score: 69/100
• State rank: #72
• US rank: #8644

Category grades

Amenities F Commute C Cost of living A+ Crime C- Employment D- Housing A- Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley Falls, SC
• County: Spartanburg County · 258,607 people
• City population: 28,009
• 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

+16.3% since first listed

10 events — show timeline

• 2026-05-01 Pending — SPMLS
• 2026-03-16 Price Changed $159,900 SPMLS
• 2026-02-10 Price Changed $162,000 SPMLS
• 2026-01-13 Price Changed $165,000 SPMLS
• 2026-01-03 Listed $167,500 SPMLS
• 2023-07-14 Sold (Public Records) $146,500 Public Records
• 2023-02-06 Delisted — SPMLS
• 2023-01-25 Price Changed $130,000 SPMLS
• 2023-01-17 Sold (Public Records) $60,000 Public Records
• 2023-01-16 Listed $137,500 SPMLS

Property tax history

+9.2%/yr

Latest (2025): $1,030 · +1.6% YoY. Source: county tax records.