118 Pacific Mill Pl · Lyman, SC
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $783 – $1,453
Heat risk 6/10 · Moderate
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 1.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +13.1/15.0
- Cash flow +9.3/30.0
- Schools +5.0/10.0
- Condition / age +4.8/5.0
- 1% rule +3.7/10.0
- Livability +3.4/5.0
- DSCR +2.6/10.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$184,990
118 Pacific Mill Pl · Lyman, SC 29635
3 bd · 2.5 ba · 1,305 sqft · Townhouse
· 84 Days on market
Built 2026
1,306 sqft lot
$142/sqft
· 13% below area
Est $211k · 13% under
$135/mo HOA · 8% of rent
↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to Lyman's newest townhome community. This beautifully designed 3-bedroom, 2.5-bath townhome offering the perfect blend of affordability, space, and low-maintenance living in the heart of downtown Lyman, South Carolina. This thoughtfully crafted floor plan features a modern kitchen complete with stainless steel appliances, ideal for both everyday living and entertaining. Enjoy your own private yard — perfect for relaxing outdoors or hosting friends and family. Built with energy-efficient construction and designed for maintenance-free living, this community is ideal for first-time homebuyers, downsizers, or anyone seeking convenience without sacrificing comfort.
Key facts
- Private yard
- Modern kitchen
- Conveniently located
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $185k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $165k (10.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (12.6% below list).
- Recommended offer: $162k (12.6% below list) — sets the bar for 1% rule.
- Cap rate 5.4% vs local median 3.5% in Lyman — 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 68/100 on livability (#83 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
- Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL); D. R. Hill Middle (math 28% / reading 38%, grade F, #116 of 229 statewide, top 51%, 702 students, 80% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 79% FRL vs 39% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 63 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 84 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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
$161,692
(12.6% below list)
Questions for the listing agent
- 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?
- It's been on market 84 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- 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?
- 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.
- 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.
- 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
- 0.87% ✗
- Cap rate
- 5.41%
- Cash-on-cash
- -3.15%
- DSCR
- 0.86
- GRM
- 9.5
CMA / ARV
- ARV (median comp)
- $211,450
- List price
- $184,990
- Delta
- -12.51%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 116 Pacific Mill Pl | 0.00mi | 3/2.5 | 1,305 (0%) | 1mo | $189,990 | $146 | 99 |
| 106 Pacific Mill Pl | 0.02mi | 3/2.5 | 1,305 (0%) | 2mo | $189,990 | $146 | 97 |
| 845 Ernest Ln | 0.58mi | 3/2.5 | 1,276 (-2%) | 5mo | $189,900 | $149 | 65 |
| 1548 Purrington Ln | 0.56mi | 3/2.5 | 1,350 (+3%) | 4mo | $234,000 | $173 | 65 |
| 857 Ernest Ln | 0.60mi | 3/2.5 | 1,276 (-2%) | 5mo | $187,900 | $147 | 64 |
| 865 Ernest Ln | 0.62mi | 3/2.5 | 1,276 (-2%) | 5mo | $199,900 | $157 | 63 |
| 819 Ernest Ln | 0.53mi | 3/2.5 | 1,480 (+13%) | 5mo | $199,900 | $135 | 49 |
| 847 Ernest Ln | 0.58mi | 3/2.5 | 1,480 (+13%) | 6mo | $224,900 | $152 | 46 |
| 855 Ernest Ln | 0.60mi | 3/2.5 | 1,480 (+13%) | 5mo | $214,900 | $145 | 46 |
| 867 Ernest Ln | 0.62mi | 3/2.5 | 1,480 (+13%) | 4mo | $214,900 | $145 | 45 |
| 863 Ernest Ln | 0.61mi | 3/2.5 | 1,480 (+13%) | 5mo | $224,900 | $152 | 45 |
| 859 Ernest Ln | 0.60mi | 3/2.5 | 1,480 (+13%) | 6mo | $222,400 | $150 | 45 |
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
- -21.5%
- Equity multiple
- 0.26×
- Total profit
- $-38,535
- Equity at exit
- $27,583
10-year hold
- IRR
- -15.0%
- Equity multiple
- 0.15×
- Total profit
- $-44,277
- Equity at exit
- $15,995
Cash invested: $51,797 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 11 active · 7 under contract
- Months of supply
- 4.7 mo (21%/mo absorbed)
- Median asking
- $189,990 ($146/sqft)
- Median days on market
- 77 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +11.3% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 29635
- Home prices YoY
- -21.6%
- Active inventory
- 63
- Price-to-rent
- 9.5×
Monthly cashflow live
↻
- Estimated rent
- $1,617 high interval (Pro) →
- Mortgage (P&I)
- −$970
- Tax est. 1.5%
- −$231 /mo · $2,775/yr
- Insurance
- −$77
- HOA
- −$135
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$340
- Net cashflow
- $-136
Break-even live
Break-even rent
$1,789
Max offer price
$165,302
Occupancy floor
—
Sensitivity live
| Price | -10% $-8 | -5% $-72 | +0% $-136 | +5% $-200 | +10% $-264 |
|---|---|---|---|---|---|
| Rent | -10% $-264 | -5% $-200 | +0% $-136 | +5% $-72 | +10% $-8 |
| Rate | -1.0pp $-43 | -0.5pp $-89 | base $-136 | +0.5pp $-184 | +1.0pp $-233 |
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
- $46,248
- Closing costs
- $5,550
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 10 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 855 Ernest Ln Lyman, SC | 3.0 | 2.5 | 1480 | $1,750 | $1.18 | 116d | 1 | 0.59mi |
| 867 Ernest Ln Lyman, SC | 3.0 | 2.5 | 1480 | $1,750 | $1.18 | 109d | 1 | 0.61mi |
| 867 Ernest Ln Lyman, SC | 3.0 | 2.5 | 1480 | $1,750 | $1.18 | 116d | 1 | 0.62mi |
| 1042 Westergard Way Lyman, SC | 3.0 | 2.5 | 1480 | $1,500 | $1.01 | 6d | 1 | 0.70mi |
| Angelic Pl Wellford, SC | 3.0 | 2.5 | 1280 | $1,520 | $1.19 | 116d | 2 | 0.94mi |
| Paradise Pl Wellford, SC | 2.0 | 2.5 | 990 | $1,395 | $1.41 | 6d | 1 | 0.97mi |
| 610 Universal Dr Lyman, SC | 1.0–2.0 | 1.0–1.5 | 852 | $1,685 | $1.98 | 0d | 7 | 0.99mi |
| 244 Halo Dr Wellford, SC | 2.0–3.0 | 1.5–2.5 | 1137 | $1,595 | $1.40 | 6d | 5 | 1.10mi |
| Halo Dr Wellford, SC | 2.0–3.0 | 1.5–2.5 | 1135 | $1,445 | $1.27 | 6d | 3 | 1.12mi |
| 103 Newman Dr Lyman, SC | 3.0 | 2.0 | 1508 | $1,540 | $1.02 | 6d | 1 | 1.26mi |
Property features AI
Finance
- HOA & community
- Homeowners association communityHOA covers none of the listed feesCommunity amenities include common areas, lights, lawn and landscape maintenance, vehicle restrictions, cable TV, and pets allowed
Exterior
- Parking
- Assigned parking for 2 spaces
- Utilities
- Public waterElectric tankless water heaterPublic sewer availablePrivate garbage pickup
- Home design
- Two-story homeModel: AspenUnder construction (approximate completion 2026)
- Construction
- Built approximately 2026Slab foundationComposition shingle roofBuilt by McGuinn Homes
- Exterior features
- PatioSidewalksVinyl siding
Interior
- Kitchen
- DishwasherElectric cooktopElectric ovenKitchen size approximately 10 x 12Dining area approximately 9 x 8
- Bedrooms
- Primary bedroom with double sink, full bath, and shower (10 x 14)Second bedroom (10 x 10)Third bedroom (10 x 9)
- Flooring
- Vinyl flooring
- Bathrooms
- Two full bathroomsOne half bathroom
- Heating & cooling
- Natural gas heatingElectric cooling
- Interior features
- 9-foot (or higher) ceilingsGranite countertopsSmoke detectorWalk-in closetWalk-in pantryRadon mitigation systemKitchenette/second living quarters
- Laundry & utility
- Second-floor laundry (closet-style) with electric dryer hookup and washer connection
Listing history 50 events
-
2026-09-24days on market $184,990 Active 84 DOM
-
2026-09-24days on market $184,990 Active 83 DOM
-
2026-09-22days on market $184,990 Active 82 DOM
-
2026-09-21days on market $184,990 Active 81 DOM
-
2026-09-20days on market $184,990 Active 80 DOM
-
2026-09-19days on market $184,990 Active 79 DOM
-
2026-09-18days on market $184,990 Active 78 DOM
-
2026-09-17days on market $184,990 Active 77 DOM
-
2026-09-16days on market $184,990 Active 76 DOM
-
2026-09-15days on market $184,990 Active 75 DOM
-
2026-09-14days on market $184,990 Active 74 DOM
-
2026-09-13days on market $184,990 Active 73 DOM
-
2026-09-12days on market $184,990 Active 72 DOM
-
2026-09-11pricedays on market $184,990 Active 71 DOM
-
2026-09-05days on market $189,990 Active 65 DOM
-
2026-09-04days on market $189,990 Active 64 DOM
-
2026-09-03days on market $189,990 Active 63 DOM
-
2026-08-31days on market $189,990 Active 60 DOM
-
2026-08-30days on market $189,990 Active 59 DOM
-
2026-08-29days on market $189,990 Active 58 DOM
-
2026-08-28days on market $189,990 Active 57 DOM
-
2026-08-27days on market $189,990 Active 56 DOM
-
2026-08-25days on market $189,990 Active 54 DOM
-
2026-08-24days on market $189,990 Active 53 DOM
-
2026-08-23days on market $189,990 Active 52 DOM
-
2026-08-22days on market $189,990 Active 51 DOM
-
2026-08-21days on market $189,990 Active 50 DOM
-
2026-08-20days on market $189,990 Active 49 DOM
-
2026-08-19days on market $189,990 Active 48 DOM
-
2026-08-18days on market $189,990 Active 47 DOM
-
2026-08-17days on market $189,990 Active 46 DOM
-
2026-08-16days on market $189,990 Active 45 DOM
-
2026-08-15days on market $189,990 Active 44 DOM
-
2026-08-14days on market $189,990 Active 43 DOM
-
2026-08-13days on market $189,990 Active 42 DOM
-
2026-08-12days on market $189,990 Active 41 DOM
-
2026-08-11days on market $189,990 Active 40 DOM
-
2026-08-10days on market $189,990 Active 39 DOM
-
2026-08-09days on market $189,990 Active 38 DOM
-
2026-08-08days on market $189,990 Active 37 DOM
-
2026-08-07days on market $189,990 Active 36 DOM
-
2026-08-06days on market $189,990 Active 35 DOM
-
2026-08-05days on market $189,990 Active 34 DOM
-
2026-08-04days on market $189,990 Active 33 DOM
-
2026-08-03days on market $189,990 Active 32 DOM
-
2026-07-31days on market $189,990 Active 29 DOM
-
2026-07-30pricedays on market $189,990 Active 28 DOM
-
2026-07-29days on market $194,990 Active 27 DOM
-
2026-07-27days on market $194,990 Active 25 DOM
-
2026-07-25days on market $194,990 Active 23 DOM
ⓘ 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 3/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $19,403
- − Mortgage interest
- −$10,362
- − Property taxes
- −$2,775
- − Insurance
- −$925
- − Repairs & maintenance
- −$1,552
- − Management
- −$1,552
- − HOA
- −$1,620
- − Depreciation
- −$5,382
- Taxable loss
- −$4,765
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,144
- After-tax cash flow
- $-489/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.
Condition & rehab AI · 13 photos
95/100
None rehab
This townhouse is in excellent condition with no visible repairs needed. It offers a great blend of affordability, space, and low-maintenance living in the heart of downtown Lyman, South Carolina.
Value-add opportunities
- Both Painting the exterior — Enhances curb appeal and value ↑
- Both Landscaping the front yard — Improves curb appeal and enhances property value ↑
- Both Adding a small garden or flower bed — Enhances curb appeal and adds aesthetic value ↑
D
Composite school gradezoned avg 50/100
Zoned Schools
Elementary
Duncan Elementary School Of The Arts
F
SC #362/597
Nat'l #24,455/41,679
Middle
D. R. Hill Middle
F
SC #116/229
Nat'l #8,059/14,009
High
James Byrnes Freshman Academy
A
SC #12/196
Nat'l #704/17,239
Schools (NCES district)
- District
- Spartanburg 05
- NCES district ID
- 4503600
- Math proficiency
- 45% ▼ -11.00%
- Reading proficiency
- 51% ▬ 0.00%
- Median HH income
- $52,127
- Composite
- 41.31/100
- National rank
- #3512
- State rank
- #13 of 80 in SC
C
Composite livability gradescore 68/100
Livability — Lyman
- Score
- 68/100
- State rank
- #83
- US rank
- #9705
Category grades
Amenities F
Commute F
Cost of living A+
Crime A-
Employment B
Housing A+
Health & safety F
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Lyman, SC
- County
- Greenville · 325,495 people
- City population
- 14,068
- Metro
- Greenville-Anderson-Greer, SC
- Population (ZIP)
- 1,528
- Household income
- $71,579
- Rent vs Own
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 (99%)
- Race & ethnicity
- White 99%
- Common ancestry
- Serbian 6% Italian 2% Lithuanian 2%
- Foreign-born
- 1%
- Languages at home
- 99% English-only · Russian/Polish/Slavic 1%
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
- ▼ -51.93%
- Current HPI
- 188.4631
- 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
-7.4% since first listed5 events — show timeline
- 2026-07-02 Listed $199,990 Greater Greenville MLS
- 2026-07-01 Listing Removed — Greater Greenville MLS
- 2026-03-03 Price Changed $199,990 Greater Greenville MLS
- 2026-02-23 Price Changed $209,990 Greater Greenville MLS
- 2026-02-16 Listed $215,990 Greater Greenville MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…