516 Green Willow Dr · Boiling Springs, SC 29349

$155,500

3 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 7 Days on market

Built 1989 1.00 ac lot Est $198k · 21% under ↓ 4% since listing

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• 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 MLS

USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

Key facts

• New oversized deck
• Open floor plan
• Level lot

Tags

• OPEN FLOOR PLAN
• BUILT-IN BOOKSHELVES
• WOOD-BURNING FIREPLACE
• NEW OVERSIZED DECK
• FENCED-IN BACKYARD
• LEVEL LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Septic system installed
• Home design: Single family residential (manufactured doublewide); One story; Crawl space foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Front porch; Asphalt/paved road; publicly maintained

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Heat pump for heating and cooling
• Interior features: Fireplace in the family room; Walk-in closet(s); 2 total rooms (per listing)
• Laundry & utility: Main-level laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Cap rate 8.7% 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.
• Market conditions: Rents rising (+1.8%/yr); 693 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $155,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $197,568
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 Johnson Cir	0.44mi	3/2.0	1,294 (-4%)	21mo	$190,000	$147	52

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-7,473
• Equity at exit: $23,186

10-year hold

• IRR: 3.6%
• Equity multiple: 1.24×
• Total profit: $10,656
• Equity at exit: $13,445

Cash invested: $43,540 (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

• Home prices YoY: -31.8%
• Rents YoY: 1.8%
• Active inventory: 693
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$815
• Tax est. 1.5%: −$194 /mo · $2,332/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $311

Break-even live

Break-even rent $1,360

Max offer price $155,500

Occupancy floor 77%

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.60mi

Listing history 11 events

1. 2026-05-06
   status Pending 1080-char remark

   Show marketing remark (1033 chars)

   This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, fenced in back yard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

2. 2026-05-06
   status Pending

   Show marketing remark (1033 chars)

   This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, fenced in back yard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

3. 2026-05-06
   status Pending 1033-char remark

   Show marketing remark (1033 chars)

   This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, fenced in back yard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

4. 2026-04-29
   listed $155,500 Active
5. 2026-04-27
   price $155,500 1080-char remark

   Show marketing remark (1080 chars)

   USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

6. 2026-04-21
   listed $159,950 Active 1033-char remark

   Show marketing remark (1033 chars)

   This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, fenced in back yard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

7. 2026-04-20
   price $159,950 1080-char remark

   Show marketing remark (1080 chars)

   USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

8. 2026-04-08
   status Active 1080-char remark

   Show marketing remark (1080 chars)

   USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

9. 2026-03-27
   status Pending 1080-char remark

   Show marketing remark (1080 chars)

   USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

10. 2026-03-08
    price $161,500 1080-char remark

    Show marketing remark (1080 chars)

    USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

11. 2026-02-05
    listed $161,900 Active 1080-char remark

    Show marketing remark (1080 chars)

    USDA Approved & Lender Credit offered! This home combines spacious living and acreage with affordability. Step inside to find an open floor plan that easily connects the large living room, eat-in kitchen, and formal dining room, making it practical for daily use and casual entertaining. The living room features built-in bookshelves and a wood-burning fireplace. BUT, with the brand-new 2.5-ton HVAC unit recently installed, you will be plenty warm! The primary bedroom includes its own private bathroom, while the two additional bedrooms are well-sized and share a second full bath. The layout keeps bedrooms separated from the main living areas for added privacy. Outside, the property sits on a level lot with a paved driveway, a new oversized deck, a fenced-in backyard, and a full acre of land to enjoy. Located in Inman, South Carolina, the home provides convenient access to local shopping, schools, and major roadways while maintaining a residential setting. This home is permanently attached to a foundation, meets HUD requirements, and is de-titled with the DMV

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

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: $21,048
• − Mortgage interest: −$8,710
• − Property taxes: −$2,332
• − Insurance: −$778
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$4,524
• Taxable income: $1,336
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $3,411/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: 39,083
• Metro: Spartanburg, SC
• Population (ZIP): 39,083
• Household income: $76,168
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 271.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Subsaharan African 6% Serbian 3% Scotch-Irish 3%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Russian/Polish/Slavic 7% Spanish 3% 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: ▼ -113.67%
• Current HPI: 244.0359
• Rent YoY: ▲ 1.79%
• 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

-4.0% since first listed

11 events — show timeline

• 2026-05-06 Pending — SPMLS
• 2026-05-06 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-06 Pending — Greater Greenville MLS
• 2026-04-29 Listed $155,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $155,500 SPMLS
• 2026-04-21 Listed $159,950 Greater Greenville MLS
• 2026-04-20 Price Changed $159,950 SPMLS
• 2026-04-08 Relisted — SPMLS
• 2026-03-27 Pending — SPMLS
• 2026-03-08 Price Changed $161,500 SPMLS
• 2026-02-05 Listed $161,900 SPMLS