212 Johnson Hills Dr · Inman, SC 29349

$115,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 75 Days on market

Built 1990 0.98 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BRING ALL OFFERS. SELLER IS VERY MOTIVATED! Large lot, spacious rooms! 4BR/2BA, detitled double-wide on nearly 1 acre lot. The property has grapevines and fruit trees! The spacious home is ready for your personal, finishing touch. No central heat - wood-burning stove only.

Key facts

• 0.98 acre lot
• Built 1990
• Listed 75 days

Property features AI

Finance

• Other: Residential property

Exterior

• Utilities: Septic tank sewer
• Home design: Mobile home; One level
• Exterior features: Nearly 1-acre lot; Located in the Johnson Hills subdivision; Directions: 176 toward Inman, right onto Main St, right onto Bomar, right onto Johnson Hills Dr. The street sign is down; turn is just before the yellow caution signs. The road looks like a driveway; house is at the end of the road.

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (details: none listed; see remarks)
• Interior features: Range, Refrigerator, Washer, Dryer
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 4.3% 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 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: Inman Elementary (math 57% / reading 47%, grade C-, #145 of 597 statewide, top 26%, 615 students, 100% FRL); Inman Intermediate (math 43% / reading 39%, grade F, #72 of 229 statewide, top 32%, 330 students, 77% FRL); Chapman High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,046 students, 59% FRL) — zoned schools average 79% FRL vs 45% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 693 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $55k (32%) 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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. 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: 1.85% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.79%
• DSCR: 2.55
• GRM: 4.5

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: 28.9%
• Equity multiple: 2.19×
• Total profit: $38,271
• Equity at exit: $17,147

10-year hold

• IRR: 35.6%
• Equity multiple: 4.09×
• Total profit: $99,649
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $934

Break-even live

Break-even rent $949

Max offer price $115,000

Occupancy floor 51%

Sensitivity live

Price	-10% $999	-5% $966	+0% $934	+5% $901	+10% $869
Rent	-10% $765	-5% $849	+0% $934	+5% $1,018	+10% $1,102
Rate	-1.0pp $992	-0.5pp $963	base $934	+0.5pp $904	+1.0pp $874

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	22d	1	0.99mi
240 4th St Inman, SC	1.0–3.0	1.0–2.0	1356	$1,830	$1.35	4d	12	1.16mi

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 75 DOM
2. 2026-06-17
   days on market $115,000 Active 74 DOM
3. 2026-06-16
   days on market $115,000 Active 73 DOM
4. 2026-06-15
   days on market $115,000 Active 72 DOM
5. 2026-06-13
   pricedays on market $115,000 Active 70 DOM
6. 2026-06-10
   days on market $139,900 Active 67 DOM
7. 2026-06-09
   days on market $139,900 Active 66 DOM
8. 2026-06-08
   days on market $139,900 Active 65 DOM
9. 2026-06-07
   days on market $139,900 Active 64 DOM
10. 2026-06-03
    days on market $139,900 Active 60 DOM
11. 2026-06-03
    days on market $139,900 Active 59 DOM
12. 2026-06-01
    days on market $139,900 Active 58 DOM
13. 2026-05-31
    days on market $139,900 Active 57 DOM
14. 2026-05-18
    status Active
15. 2026-05-18
    price $139,900
16. 2026-04-21
    price $149,900
17. 2026-04-15
    price $155,000
18. 2026-04-12
    price $160,000
19. 2026-04-05
    listed $170,000 Active
20. 2021-11-01
    historical
21. 2021-07-15
    listed $134,900 Active
22. 2008-07-17
    historical
23. 2007-07-23
    soldstatus $688,244
24. 2007-07-16
    listed $65,900
25. 2004-02-25
    soldstatus $39,500

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/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 4/10 Moderate
• 🌡 Heat 5/10 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: $25,568
• − Mortgage interest: −$6,442
• − Property taxes: −$1,183
• − Insurance: −$575
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$3,345
• Taxable income: $9,932
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $8,820/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 — 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

• Census place: Inman, SC
• County: Spartanburg County · 258,607 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: 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

+254.2% since first listed

12 events — show timeline

• 2026-05-18 Relisted — SPMLS
• 2026-05-18 Price Changed $139,900 SPMLS
• 2026-04-21 Price Changed $149,900 SPMLS
• 2026-04-15 Price Changed $155,000 SPMLS
• 2026-04-12 Price Changed $160,000 SPMLS
• 2026-04-05 Listed $170,000 SPMLS
• 2021-11-01 Delisted — SPMLS
• 2021-07-15 Listed $134,900 SPMLS
• 2008-07-17 Listing Removed — Greater Greenville MLS
• 2007-07-23 Sold (Public Records) $688,244 Public Records
• 2007-07-16 Listed $65,900 Greater Greenville MLS
• 2004-02-25 Sold (Public Records) $39,500 Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,183 · +211.1% YoY. Source: county tax records.