8175 Hill St · Valley Falls, SC 29316

$130,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 4 Days on market

Built 1920 7,840 sqft lot Est $124k · at est.

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• ARV discount +5.3/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming & affordable bungalow in Boiling Springs! Opportunity is knocking at an incredible price point! This 2-bedroom, 1-bath single level bungalow offers the perfect blend of character, functionality, and value ideal for first time buyers, downsizes, or investors looking to expand their portfolio. Inside, you’ll find a mix of hardwood, ceramic tile, and LVP flooring, giving the home both warmth and durability. The layout is efficient and easy to maintain making every day living, simple and comfortable. Step outside and enjoy the outdoor living space; perfect for relaxing or entertaining. The fenced yard adds privacy and flexibility. Conveniently located just minutes from Hwy 9 with quick access to I26 and I85. This home is close to hospitals, shopping, dining, and every day essentials, making commuting and errands a breeze. Whether you’re looking for a place to call home or a smart investment opportunity, this property delivers affordability, versatility and location all in one. Don’t miss your chance to own at this price! Schedule your showing today!

Key facts

• Fenced yard
• Close to hospitals
• Quick access to i26

Tags

• BUNGALOW
• OUTDOOR LIVING SPACE
• FENCED YARD
• QUICK ACCESS TO I26
• QUICK ACCESS TO I85
• CLOSE TO HOSPITALS

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story residence; Built around 1920; Crawl space foundation
• Construction: Vinyl siding exterior; Composition shingle roof
• Exterior features: Front porch; Some storm doors; Some storm windows; Tilt-out windows; Thermal windows; Fenced, level yard

Interior

• Kitchen: Kitchen approx. 15 x 8; Dishwasher; Self-cleaning oven; Refrigerator
• Bedrooms: Primary bedroom on main level (approx. 13 x 16); Second bedroom on main level (approx. 13 x 15); Two main-level bedrooms total
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Ceiling fans; Smooth ceilings; Some window treatments; Laminate countertops; One freestanding fireplace
• Laundry & utility: Laundry on 1st floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.0% 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: Shoally Creek Elementary (math 60% / reading 59%, grade B-, #90 of 597 statewide, top 15%, 670 students, 80% FRL) — zoned schools average 80% FRL vs 44% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 460 active listings in the ZIP; 5 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 $899 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $123,848
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8145 Hill St	0.10mi	2/1.0	860 (-5%)	6mo	$68,000	$79	82
1261 Upper Valley Falls Rd Rd	0.51mi	2/1.0	892 (-1%)	1mo	$161,000	$180	73
8231 Second St	0.48mi	2/1.0	946 (+5%)	20mo	$130,000	$137	54

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $805
• Equity at exit: $19,383

10-year hold

• IRR: 7.9%
• Equity multiple: 1.54×
• Total profit: $19,630
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$682
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $398

Break-even live

Break-even rent $1,027

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 Laconia Cir Spartanburg, SC	2.0	2.0	826	$1,988	$2.41	21d	5	1.03mi
14 Wedgefield Dr Boiling Springs, SC	2.0	1.0	891	$1,390	$1.56	21d	1	1.18mi
1000 Pinegate Dr Spartanburg, SC	1.0–4.0	1.0–4.0	1097	$1,200	$1.09	21d	10	1.39mi
9103 Gabbro Ln Boiling Springs, SC	1.0–3.0	1.0–2.5	1060	$1,519	$1.43	14d	14	1.40mi
901 Dornoch Dr Boiling Springs, SC	1.0–3.0	1.0–2.0	970	$1,348	$1.39	14d	21	1.42mi

Listing history 7 events

1. 2026-05-21
   listed $130,000 Active 1095-char remark

   Show marketing remark (1095 chars)

   Charming & affordable bungalow in Boiling Springs! Opportunity is knocking at an incredible price point! This 2-bedroom, 1-bath single level bungalow offers the perfect blend of character, functionality, and value ideal for first time buyers, downsizes, or investors looking to expand their portfolio. Inside, you’ll find a mix of hardwood, ceramic tile, and LVP flooring, giving the home both warmth and durability. The layout is efficient and easy to maintain making every day living, simple and comfortable. Step outside and enjoy the outdoor living space; perfect for relaxing or entertaining. The fenced yard adds privacy and flexibility. Conveniently located just minutes from Hwy 9 with quick access to I26 and I85. This home is close to hospitals, shopping, dining, and every day essentials, making commuting and errands a breeze. Whether you’re looking for a place to call home or a smart investment opportunity, this property delivers affordability, versatility and location all in one. Don’t miss your chance to own at this price! Schedule your showing today!

2. 2026-05-21
   listed $130,000 Active

   Show marketing remark (1095 chars)

   Charming & affordable bungalow in Boiling Springs! Opportunity is knocking at an incredible price point! This 2-bedroom, 1-bath single level bungalow offers the perfect blend of character, functionality, and value ideal for first time buyers, downsizes, or investors looking to expand their portfolio. Inside, you’ll find a mix of hardwood, ceramic tile, and LVP flooring, giving the home both warmth and durability. The layout is efficient and easy to maintain making every day living, simple and comfortable. Step outside and enjoy the outdoor living space; perfect for relaxing or entertaining. The fenced yard adds privacy and flexibility. Conveniently located just minutes from Hwy 9 with quick access to I26 and I85. This home is close to hospitals, shopping, dining, and every day essentials, making commuting and errands a breeze. Whether you’re looking for a place to call home or a smart investment opportunity, this property delivers affordability, versatility and location all in one. Don’t miss your chance to own at this price! Schedule your showing today!

3. 2020-09-23
   soldstatus $110,000 Sold CO-OP Member 359-char remark

   Show marketing remark (359 chars)

   Boiling Springs Bungalow. .. District 2 Schools. .. WOW. .This one has been cared for with many upgrades including Newer Roof, Newer HVAC , Newer windows and much more. This home features tall ceilings, original hardwoods and original crown moldings. Plenty of storage in the oversized divided outdoor shed. This 2 Bed 1 bath is a must see before it is gone.

4. 2020-08-11
   status Pending 359-char remark

   Show marketing remark (359 chars)

   Boiling Springs Bungalow. .. District 2 Schools. .. WOW. .This one has been cared for with many upgrades including Newer Roof, Newer HVAC , Newer windows and much more. This home features tall ceilings, original hardwoods and original crown moldings. Plenty of storage in the oversized divided outdoor shed. This 2 Bed 1 bath is a must see before it is gone.

5. 2020-08-09
   listed $110,000 Active 359-char remark

   Show marketing remark (359 chars)

   Boiling Springs Bungalow. .. District 2 Schools. .. WOW. .This one has been cared for with many upgrades including Newer Roof, Newer HVAC , Newer windows and much more. This home features tall ceilings, original hardwoods and original crown moldings. Plenty of storage in the oversized divided outdoor shed. This 2 Bed 1 bath is a must see before it is gone.

6. 2008-08-25
   soldstatus $67,500
7. 2004-12-30
   soldstatus $51,500

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $901 · $75/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 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: $18,371
• − Mortgage interest: −$7,282
• − Property taxes: −$901
• − Insurance: −$650
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,782
• Taxable income: $2,817
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,106/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

+152.4% since first listed

7 events — show timeline

• 2026-05-21 Listed $130,000 Greater Greenville MLS
• 2026-05-21 Listed $130,000 SPMLS
• 2020-09-23 Sold (MLS) $110,000 SPMLS
• 2020-08-11 Pending — SPMLS
• 2020-08-09 Listed $110,000 SPMLS
• 2008-08-25 Sold (Public Records) $67,500 Public Records
• 2004-12-30 Sold (Public Records) $51,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $901 · +1.8% YoY. Source: county tax records.