1330 Cattleman Acres Dr · Inman, SC 29349

$174,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 39 Days on market

Built 2026 Excellent condition Garage $125/sqft · 7% below area Est $187k · 7% under

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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 +18.7/30.0
• ARV discount +10.5/15.0
• DSCR +5.9/10.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome offers ample room to live and grow. The first floor features a spacious open-concept layout with convenient access to a patio for seamless entertaining and multitasking. Three bedrooms are located on the second floor, including the luxe owner's suite at the front of the home with a full bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• PATIO
• LUXE OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $175k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $175k (0.1% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.7% in Inman — 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 74/100 on livability (#29 in SC, #4,452 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, 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.
• 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 rising (+1.8%/yr); 1151 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 39 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $187,400
• List price: $174,999
• Delta: -6.62%
• 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
1330 Cattleman Acres Dr Unit MT 31 Magnolia A	0.00mi	3/2.5	1,403 (0%)	3mo	$174,999	$125	98
1314 Cattleman Acres Dr Unit MT 27 Magnolia A1 R	0.01mi	3/2.5	1,403 (0%)	2mo	$172,999	$123	98
1318 Cattleman Acres Dr Unit MT 28 Magnolia B1 R	0.01mi	3/2.5	1,403 (0%)	2mo	$172,999	$123	98
1284 Cattleman Acres Dr Unit MT 20 Magnolia B1 R	0.04mi	3/2.5	1,403 (0%)	1mo	$185,000	$132	97
1300 Cattleman Acres Dr Unit MT 24 Magnolia BEL	0.03mi	3/2.5	1,403 (0%)	3mo	$188,000	$134	96
1330 Cattleman Acres Dr Unit MT 31 Magnolia A1	0.03mi	3/2.5	1,403 (0%)	3mo	$174,999	$125	96
1252 Cattleman Acres Dr Unit MT 12 Magnolia B1 R	0.08mi	3/2.5	1,403 (0%)	1mo	$184,999	$132	96
1280 Cattleman Acres Dr Unit MT 19 Magnolia A1 R	0.05mi	3/2.5	1,403 (0%)	2mo	$173,999	$124	96
1276 Cattleman Acres Dr Unit MT 18 Chestnut B1	0.05mi	3/2.5	1,423 (+1%)	1mo	$194,999	$137	95
1256 Cattleman Acres Dr Unit MT 13 Chestnut A1	0.07mi	3/2.5	1,423 (+1%)	1mo	$195,000	$137	94
1272 Cattleman Acres Dr Unit MT 17 Chestnut AER	0.06mi	3/2.5	1,423 (+1%)	3mo	$194,999	$137	92
3074 Whispering Willow Ct	0.06mi	3/2.5	1,442 (+3%)	2mo	$190,000	$132	91

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-19,478
• Equity at exit: $26,093

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-11,171
• Equity at exit: $15,131

Cash invested: $49,000 (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: 29 active · 20 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $184,999 ($132/sqft)
• Median days on market: 47 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29349

• Home prices YoY: -31.8%
• Rents YoY: 1.8%
• Active inventory: 1151
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $172

Break-even live

Break-even rent $1,531

Max offer price $174,999

Occupancy floor 85%

Sensitivity live

Price	-10% $293	-5% $232	+0% $172	+5% $112	+10% $51
Rent	-10% $34	-5% $103	+0% $172	+5% $241	+10% $310
Rate	-1.0pp $260	-0.5pp $217	base $172	+0.5pp $127	+1.0pp $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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2228 Southlea Dr Inman, SC	3.0	3.0	1800	$1,800	$1.00	10d	1	0.11mi
2015 Southlea Dr Inman, SC	3.0	2.5	1679	$1,749	$1.04	10d	1	0.28mi
128 Dunnsmore Dr Inman, SC	3.0	2.5	1575	$1,749	$1.11	1d	1	0.41mi
123 Dunnsmore Dr Inman, SC	3.0	2.5	1645	$1,675	$1.02	10d	1	0.43mi
254 Highland Springs Loop Inman, SC	3.0	2.0	1352	$1,675	$1.24	13d	1	0.64mi
1159 Bishop Rd Unit 1159 Inman, SC	3.0	2.0	1095	$1,545	$1.41	0d	1	0.76mi
1186 Clark Rd Inman, SC	3.0	2.0	1075	$1,545	$1.44	0d	2	0.92mi
527 Dayspring Dr Inman, SC	3.0	3.0	1566	$1,619	$1.03	20d	1	1.00mi
1202 Chelsey Ln Inman, SC	3.0	2.5	1366	$1,424	$1.04	1d	5	1.05mi
1202 Chelsey Ln Unit 1430 Inman, SC	3.0	2.5	1366	$1,650	$1.21	162d	1	1.05mi
318 Halloway Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	31d	1	1.31mi
313 Halloway Dr Inman, SC	3.0	2.5	1276	$1,495	$1.17	41d	1	1.32mi
310 Halloway Dr Inman, SC	3.0	2.5	1276	$1,495	$1.17	33d	1	1.32mi
306 Halloway Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	41d	1	1.33mi
307 Halloway Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	37d	1	1.33mi
304 Halloway Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	51d	1	1.33mi
302 Halloway Dr Inman, SC	3.0	2.5	1276	$1,495	$1.17	0d	3	1.34mi
303 Halloway Dr Inman, SC	3.0	2.5	1276	$1,595	$1.25	10d	1	1.34mi
303 Halloway Dr Inman, SC	3.0	2.5	1276	$1,595	$1.25	31d	1	1.34mi
89 Hickory Hill Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	15d	1	1.35mi
89 Hickory Hill Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	21d	1	1.35mi
89 Hickory Hill Dr Unit 317 Inman, SC	3.0	2.5	1276	$1,395	$1.09	10d	1	1.35mi

Property features AI

Finance

• Financial info: List price $182,999

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (Magnolia plan)Status: Active
• Exterior features: Living area approximately 1,403Address: 1330 Cattleman Acres Dr, Inman, SC 29349

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Magnolia plan

Listing history 33 events

1. 2026-07-18
   days on market $174,999 Active 39 DOM
2. 2026-07-16
   days on market $174,999 Active 37 DOM
3. 2026-07-16
   days on market $174,999 Active 36 DOM
4. 2026-07-14
   pricedays on market $174,999 Active 35 DOM
5. 2026-07-13
   days on market $176,999 Active 34 DOM
6. 2026-07-12
   days on market $176,999 Active 33 DOM
7. 2026-07-11
   pricedays on market $176,999 Active 32 DOM
8. 2026-07-10
   days on market $179,999 Active 31 DOM
9. 2026-07-09
   days on market $179,999 Active 30 DOM
10. 2026-07-08
    days on market $179,999 Active 29 DOM
11. 2026-07-07
    days on market $179,999 Active 28 DOM
12. 2026-07-06
    days on market $179,999 Active 27 DOM
13. 2026-07-05
    days on market $179,999 Active 26 DOM
14. 2026-07-04
    days on market $179,999 Active 25 DOM
15. 2026-07-03
    days on market $179,999 Active 24 DOM
16. 2026-07-02
    days on market $179,999 Active 23 DOM
17. 2026-07-01
    days on market $179,999 Active 22 DOM
18. 2026-06-30
    days on market $179,999 Active 21 DOM
19. 2026-06-29
    days on market $179,999 Active 20 DOM
20. 2026-06-28
    days on market $179,999 Active 19 DOM
21. 2026-06-28
    days on market $179,999 Active 18 DOM
22. 2026-06-27
    days on market $179,999 Active 17 DOM
23. 2026-06-25
    days on market $179,999 Active 15 DOM
24. 2026-06-23
    days on market $179,999 Active 13 DOM
25. 2026-06-21
    days on market $179,999 Active 12 DOM
26. 2026-06-18
    days on market $179,999 Active 9 DOM
27. 2026-06-17
    days on market $179,999 Active 8 DOM
28. 2026-06-16
    days on market $179,999 Active 7 DOM
29. 2026-06-15
    days on market $179,999 Active 6 DOM
30. 2026-06-14
    days on market $179,999 Active 4 DOM
31. 2026-06-13
    pricedays on market $179,999 Active 3 DOM
32. 2026-06-10
    remarks 344-char remark
33. 2026-06-10
    listed $182,999 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $20,983
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$5,091
• Taxable loss: −$768
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,248/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 · 12 photos

Excellent 100/100 None rehab

This move-in-ready townhome offers a spacious and modern living space with excellent curb appeal and no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary James H. Hendrix Elementary D+ SC #163/597 Nat'l #12,529/41,679 Middle Boiling Springs Middle D SC #52/229 Nat'l #4,747/14,009 High Boiling Springs High A- SC #37/196 Nat'l #1,551/17,239

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

B Composite livability gradescore 74/100

Livability — Inman

• Score: 74/100
• State rank: #29
• US rank: #4452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 325,495 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: 14% of renters

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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 (80%)
• Race & ethnicity: White 80% Black 9% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Languages at home: 86% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Asian/Pacific 2%

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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: ▼ -113.67%
• Current HPI: 244.0359
• Rent YoY: ▲ 1.79%
• Metro: Spartanburg, SC
• 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

• Financial info: List price $182,999

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (Magnolia plan)Status: Active
• Exterior features: Living area approximately 1,403Address: 1330 Cattleman Acres Dr, Inman, SC 29349

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Magnolia plan