118 Pacific Mill Pl · Lyman, SC 29635

$189,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 129 Days on market

Built 2026 Excellent condition 1,306 sqft lot $146/sqft · 8% below area Est $206k · 8% under $135/mo HOA · 9% of rent ↓ 7% since listing

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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).

• ARV discount +11.1/15.0
• Cash flow +7.7/30.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

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

• MODERN KITCHEN
• PRIVATE YARD
• ENERGY-EFFICIENT CONSTRUCTION
• MAINTENANCE-FREE LIVING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (18.1% below list).
• Recommended offer: $156k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Lyman — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 70 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 129 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) 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 $155,572 (18.1% 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 129 days. Have you received any prior offers? Is the seller open to a 18% 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 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?
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: 0.82% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 10.2

CMA / ARV

• ARV (median comp): $206,500
• List price: $189,990
• Delta: -8.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Pacific Mill Pl	0.00mi	3/2.5	1,305 (0%)	0mo	$189,990	$146	99
116 Pacific Mill Pl	0.00mi	3/2.5	1,305 (0%)	3mo	$189,990	$146	98
106 Pacific Mill Pl	0.02mi	3/2.5	1,305 (0%)	4mo	$189,990	$146	96
845 Ernest Ln	0.58mi	3/2.5	1,276 (-2%)	6mo	$189,900	$149	64
1548 Purrington Ln	0.56mi	3/2.5	1,350 (+3%)	5mo	$234,000	$173	64
857 Ernest Ln	0.60mi	3/2.5	1,276 (-2%)	6mo	$187,900	$147	63
865 Ernest Ln	0.62mi	3/2.5	1,276 (-2%)	7mo	$199,900	$157	62
819 Ernest Ln	0.53mi	3/2.5	1,480 (+13%)	6mo	$199,900	$135	48
847 Ernest Ln	0.58mi	3/2.5	1,480 (+13%)	7mo	$224,900	$152	45
855 Ernest Ln	0.60mi	3/2.5	1,480 (+13%)	6mo	$214,900	$145	45
867 Ernest Ln	0.62mi	3/2.5	1,480 (+13%)	6mo	$214,900	$145	44
863 Ernest Ln	0.61mi	3/2.5	1,480 (+13%)	6mo	$224,900	$152	44

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-44,626
• Equity at exit: $28,328

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-56,384
• Equity at exit: $16,427

Cash invested: $53,197 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 7 under contract
• Months of supply: 15.6 mo (6%/mo absorbed)
• Median asking: $189,990 ($146/sqft)
• Median days on market: 78 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.7% vs 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: 70
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$135
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-219

Break-even live

Break-even rent $1,833

Max offer price $158,306

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-153	+0% $-219	+5% $-285	+10% $-350
Rent	-10% $-342	-5% $-280	+0% $-219	+5% $-158	+10% $-96
Rate	-1.0pp $-123	-0.5pp $-171	base $-219	+0.5pp $-268	+1.0pp $-318

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: $47,498
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Spur St Lyman, SC	2.0	1.0	1338	$1,500	$1.12	10d	1	0.15mi
1 Meadow St Lyman, SC	2.0	1.0	1105	$1,375	$1.24	10d	1	0.56mi
855 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	162d	1	0.59mi
867 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	154d	1	0.61mi
867 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	162d	1	0.62mi
1042 Westergard Way Lyman, SC	3.0	2.5	1480	$1,500	$1.01	51d	1	0.70mi
Angelic Pl Wellford, SC	3.0	2.5	1280	$1,520	$1.19	162d	2	0.94mi
Paradise Pl Wellford, SC	2.0	2.5	990	$1,395	$1.41	51d	1	0.97mi
610 Universal Dr Lyman, SC	1.0–3.0	1.0–2.5	1060	$1,865	$1.76	0d	7	0.99mi
244 Halo Dr Wellford, SC	2.0–3.0	2.5	1138	$1,495	$1.31	9d	4	1.10mi
Halo Dr Wellford, SC	2.0	1.5	995	$1,295	$1.30	2d	1	1.12mi
103 Newman Dr Lyman, SC	3.0	2.0	1508	$1,540	$1.02	51d	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

1. 2026-11-08
   days on market $189,990 Active 129 DOM
2. 2026-11-07
   days on market $189,990 Active 128 DOM
3. 2026-11-06
   days on market $189,990 Active 127 DOM
4. 2026-11-05
   days on market $189,990 Active 126 DOM
5. 2026-11-04
   days on market $189,990 Active 125 DOM
6. 2026-11-02
   days on market $189,990 Active 123 DOM
7. 2026-11-01
   days on market $189,990 Active 122 DOM
8. 2026-10-31
   days on market $189,990 Active 121 DOM
9. 2026-10-30
   days on market $189,990 Active 120 DOM
10. 2026-10-29
    days on market $189,990 Active 119 DOM
11. 2026-10-28
    days on market $189,990 Active 118 DOM
12. 2026-10-27
    days on market $189,990 Active 117 DOM
13. 2026-10-26
    days on market $189,990 Active 116 DOM
14. 2026-10-25
    pricedays on market $189,990 Active 115 DOM
15. 2026-10-24
    days on market $184,990 Active 114 DOM
16. 2026-10-23
    days on market $184,990 Active 113 DOM
17. 2026-10-22
    days on market $184,990 Active 112 DOM
18. 2026-10-21
    days on market $184,990 Active 111 DOM
19. 2026-10-20
    days on market $184,990 Active 110 DOM
20. 2026-10-19
    days on market $184,990 Active 109 DOM
21. 2026-10-18
    days on market $184,990 Active 108 DOM
22. 2026-10-17
    days on market $184,990 Active 107 DOM
23. 2026-10-16
    days on market $184,990 Active 106 DOM
24. 2026-10-15
    days on market $184,990 Active 105 DOM
25. 2026-10-14
    days on market $184,990 Active 104 DOM
26. 2026-10-13
    days on market $184,990 Active 103 DOM
27. 2026-10-12
    days on market $184,990 Active 102 DOM
28. 2026-10-11
    days on market $184,990 Active 101 DOM
29. 2026-10-10
    days on market $184,990 Active 100 DOM
30. 2026-10-09
    days on market $184,990 Active 99 DOM
31. 2026-10-08
    days on market $184,990 Active 98 DOM
32. 2026-10-07
    days on market $184,990 Active 97 DOM
33. 2026-10-06
    days on market $184,990 Active 96 DOM
34. 2026-10-05
    days on market $184,990 Active 95 DOM
35. 2026-10-04
    days on market $184,990 Active 94 DOM
36. 2026-10-04
    days on market $184,990 Active 93 DOM
37. 2026-10-02
    days on market $184,990 Active 92 DOM
38. 2026-10-01
    days on market $184,990 Active 91 DOM
39. 2026-09-30
    days on market $184,990 Active 90 DOM
40. 2026-09-29
    days on market $184,990 Active 89 DOM
41. 2026-09-28
    days on market $184,990 Active 88 DOM
42. 2026-09-27
    days on market $184,990 Active 87 DOM
43. 2026-09-26
    days on market $184,990 Active 86 DOM
44. 2026-09-25
    days on market $184,990 Active 85 DOM
45. 2026-09-24
    days on market $184,990 Active 84 DOM
46. 2026-09-24
    days on market $184,990 Active 83 DOM
47. 2026-09-22
    days on market $184,990 Active 82 DOM
48. 2026-09-21
    days on market $184,990 Active 81 DOM
49. 2026-09-20
    days on market $184,990 Active 80 DOM
50. 2026-09-19
    days on market $184,990 Active 79 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

Taxation est. · year 1

• Rental income: $18,669
• − Mortgage interest: −$10,642
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$1,620
• − Depreciation: −$5,527
• Taxable loss: −$5,908
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $-1,210/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

Excellent 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: 5.2% rent · 94.8% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

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

Price history

-7.4% since first listed

5 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