461 Island Ford Rd · Fingerville, SC 29349

$169,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 71 Days on market

Built 1998 0.57 ac lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Livability +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

Key facts

• Space for gardening
• Mature landscaping
• Outdoor living

Tags

• MATURE LANDSCAPING
• ROCKING CHAIR FRONT PORCH
• SPACE FOR GARDENING
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $165k (2.9% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.1% in Fingerville — 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 32/100 on livability (#396 in SC) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Spartanburg 01 (rural): math 44% / reading 53% proficiency, ranked #14 of 80 in SC (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Prospect Elementary (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 444 students, 72% FRL); Chapman High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,046 students, 59% FRL) — zoned schools average 65% FRL vs 45% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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

• It's been on market 71 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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.

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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,234
• Equity at exit: $25,333

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $7,739
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $304

Break-even live

Break-even rent $1,265

Max offer price $169,900

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Brown Arrow Cir Inman, SC	3.0	2.0	1120	$1,150	$1.03	11d	1	0.64mi

Listing history 15 events

1. 2026-01-03
   status Pending
2. 2025-10-23
   listed $169,900 Active
3. 2022-01-13
   soldstatus $150,000
4. 2021-12-29
   soldstatus $150,000 Sold CO-OP Member 386-char remark

   Show marketing remark (386 chars)

   Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

5. 2021-11-16
   status Pending 386-char remark

   Show marketing remark (386 chars)

   Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

6. 2021-11-05
   status Active 386-char remark

   Show marketing remark (386 chars)

   Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

7. 2021-10-04
   status Pending 386-char remark

   Show marketing remark (386 chars)

   Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

8. 2021-09-20
   status Active 386-char remark

   Show marketing remark (386 chars)

   Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

9. 2021-08-09
   status Pending 386-char remark

   Show marketing remark (386 chars)

   Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

10. 2021-08-06
    status Active 386-char remark

    Show marketing remark (386 chars)

    Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

11. 2021-07-19
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

12. 2021-07-16
    listed $145,000 Active 386-char remark

    Show marketing remark (386 chars)

    Hurry and come take a look at this beautiful three bedroom two bath home located in Inman South Carolina. It features a half acre lot that is extremely private. Has two buildings out back convey with the property. Located near Woodfin Ridge golf course and Lake Bowen. The home is very spacious, as well as in immaculate condition. Schedule your appointment today it will not last long.

13. 2003-08-21
    soldstatus $42,000
14. 2003-08-01
    soldstatus $42,000
15. 2003-07-11
    listed $44,900

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$517/yr (+$43/mo · 114.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $19,798
• − Mortgage interest: −$9,517
• − Property taxes: −$451
• − Insurance: −$850
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,943
• Taxable income: $870
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,440/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 01
• NCES district ID: 4503480
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $44,612
• Composite: 41.0/100
• National rank: #3590
• State rank: #14 of 80 in SC

Livability — Fingerville

• Score: 32/100
• State rank: #396
• US rank: #27829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 66
• 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

+278.4% since first listed

15 events — show timeline

• 2026-01-03 Pending — SPMLS
• 2025-10-23 Listed $169,900 SPMLS
• 2022-01-13 Sold (Public Records) $150,000 Public Records
• 2021-12-29 Sold (MLS) $150,000 SPMLS
• 2021-11-16 Pending — SPMLS
• 2021-11-05 Relisted — SPMLS
• 2021-10-04 Pending — SPMLS
• 2021-09-20 Relisted — SPMLS
• 2021-08-09 Pending — SPMLS
• 2021-08-06 Relisted — SPMLS
• 2021-07-19 Pending — SPMLS
• 2021-07-16 Listed $145,000 SPMLS
• 2003-08-21 Sold (MLS) $42,000 SPMLS
• 2003-08-01 Sold (Public Records) $42,000 Public Records
• 2003-07-11 Listed $44,900 SPMLS

Property tax history

+0.9%/yr

Latest (2025): $451 · +6.4% YoY. Source: county tax records.