Cherokee Plan · Inman, SC 29349

$318,200

4 bd · 2.0 ba · 1,759 sqft · SingleFamily · 177 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Cash flow +2.9/30.0
• Rent growth +2.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Cherokee is a wide and shallow floorplan that brings you right into the living space. Beyond the living space is the kitchen and corner island and dining space. THree bedrooms line one side of the home while the garage and primary suite sit on the opposing side of the home. The primary suite features a double vanity and large, L-shaped walk-in-closet. The laundry sits as a connection to the garage and is the center of the home, easing your daily chores. Everything about this floorplan is thought out for functionality and designed to optimally utilize the square footage.

Key facts

• Double vanity
• Corner island
• 2 garage spots

Tags

• WIDE AND SHALLOW FLOORPLAN
• CORNER ISLAND
• DOUBLE VANITY
• L-SHAPED WALK-IN-CLOSET
• LAUNDRY CONNECTION TO GARAGE

🏗️ New construction. The $318,200 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $408,483.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (40.9% below list).
• Recommended offer: $188k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 3.6% in Inman — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Holly Springs-Motlow Elementary (math 46% / reading 52%, grade D, #187 of 597 statewide, top 32%, 534 students, 69% FRL); T.E. Mabry Middle (math 31% / reading 43%, grade F, #97 of 229 statewide, top 42%, 444 students, 73% FRL); Chapman High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,046 students, 59% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 1028 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k 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 177 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,190 (40.9% 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 177 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.46% ✗
• Cap rate: 2.37%
• Cash-on-cash: -14.02%
• DSCR: 0.38
• GRM: 18.1

CMA / ARV

• ARV (median comp): $408,483
• List price: $318,200
• Delta: -22.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Davis Ln	0.16mi	3/2.0 (-1)	1,751 (-0%)	2mo	$324,907	$186	85
3910 357 Hwy	0.31mi	3/2.0 (-1)	1,800 (+2%)	5mo	$375,000	$208	73
340 Ben Johnson Rd	0.48mi	4/2.0	1,766 (+0%)	14mo	$324,900	$184	65
316 Ben Johnson Rd	0.52mi	3/2.0 (-1)	1,766 (+0%)	20mo	$349,000	$198	54
442 Camden Lee Ct	0.69mi	3/2.0 (-1)	1,900 (+8%)	0mo	$345,000	$182	49
331 Hallie Olivia Dr	0.70mi	3/2.0 (-1)	1,596 (-9%)	8mo	$330,000	$207	40
150 Mountain View Cir	0.69mi	3/2.0 (-1)	1,552 (-12%)	7mo	$285,000	$184	38

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: -44.1%
• Equity multiple: -0.34×
• Total profit: $-153,533
• Equity at exit: $60,906

10-year hold

• IRR: -87.0%
• Equity multiple: -1.21×
• Total profit: $-252,231
• Equity at exit: $35,318

Cash invested: $114,375 (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: 40 active · 15 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $317,150 ($192/sqft)
• Median days on market: 177 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +21.0% above 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: 1028
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$2,142
• Tax est. 1.5%: −$511 /mo · $6,127/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-1,336

Break-even live

Break-even rent $3,573

Max offer price $215,128

Occupancy floor —

Sensitivity live

Price	-10% $-1,054	-5% $-1,195	+0% $-1,336	+5% $-1,477	+10% $-1,619
Rent	-10% $-1,485	-5% $-1,411	+0% $-1,336	+5% $-1,262	+10% $-1,188
Rate	-1.0pp $-1,131	-0.5pp $-1,232	base $-1,336	+0.5pp $-1,442	+1.0pp $-1,550

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: $102,121
• Closing costs: $12,254
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $318,200

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Cherokee planNew construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 1759 (listed)

Listing history 50 events

1. 2026-09-24
   days on market $318,200 Active 177 DOM
2. 2026-09-23
   days on market $318,200 Active 176 DOM
3. 2026-09-22
   days on market $318,200 Active 175 DOM
4. 2026-09-21
   days on market $318,200 Active 174 DOM
5. 2026-09-20
   days on market $318,200 Active 173 DOM
6. 2026-09-19
   days on market $318,200 Active 172 DOM
7. 2026-09-18
   days on market $318,200 Active 171 DOM
8. 2026-09-17
   days on market $318,200 Active 170 DOM
9. 2026-09-16
   days on market $318,200 Active 169 DOM
10. 2026-09-15
    days on market $318,200 Active 168 DOM
11. 2026-09-14
    days on market $318,200 Active 167 DOM
12. 2026-09-13
    days on market $318,200 Active 166 DOM
13. 2026-09-12
    days on market $318,200 Active 165 DOM
14. 2026-09-11
    days on market $318,200 Active 164 DOM
15. 2026-09-05
    days on market $318,200 Active 158 DOM
16. 2026-09-04
    days on market $318,200 Active 157 DOM
17. 2026-09-03
    days on market $318,200 Active 156 DOM
18. 2026-08-31
    days on market $318,200 Active 153 DOM
19. 2026-08-30
    days on market $318,200 Active 152 DOM
20. 2026-08-29
    days on market $318,200 Active 151 DOM
21. 2026-08-28
    days on market $318,200 Active 150 DOM
22. 2026-08-27
    days on market $318,200 Active 149 DOM
23. 2026-08-25
    days on market $318,200 Active 147 DOM
24. 2026-08-24
    days on market $318,200 Active 146 DOM
25. 2026-08-23
    days on market $318,200 Active 145 DOM
26. 2026-08-22
    days on market $318,200 Active 144 DOM
27. 2026-08-21
    days on market $318,200 Active 143 DOM
28. 2026-08-20
    days on market $318,200 Active 142 DOM
29. 2026-08-19
    days on market $318,200 Active 141 DOM
30. 2026-08-18
    days on market $318,200 Active 140 DOM
31. 2026-08-17
    days on market $318,200 Active 139 DOM
32. 2026-08-16
    days on market $318,200 Active 138 DOM
33. 2026-08-15
    days on market $318,200 Active 137 DOM
34. 2026-08-15
    days on market $318,200 Active 136 DOM
35. 2026-08-13
    days on market $318,200 Active 135 DOM
36. 2026-08-12
    days on market $318,200 Active 134 DOM
37. 2026-08-11
    days on market $318,200 Active 133 DOM
38. 2026-08-10
    days on market $318,200 Active 132 DOM
39. 2026-08-09
    days on market $318,200 Active 131 DOM
40. 2026-08-08
    days on market $318,200 Active 130 DOM
41. 2026-08-07
    days on market $318,200 Active 129 DOM
42. 2026-08-06
    days on market $318,200 Active 128 DOM
43. 2026-08-05
    days on market $318,200 Active 127 DOM
44. 2026-08-04
    days on market $318,200 Active 126 DOM
45. 2026-08-03
    days on market $318,200 Active 125 DOM
46. 2026-07-31
    days on market $318,200 Active 122 DOM
47. 2026-07-30
    days on market $318,200 Active 120 DOM
48. 2026-07-28
    days on market $318,200 Active 119 DOM
49. 2026-07-26
    days on market $318,200 Active 117 DOM
50. 2026-07-24
    days on market $318,200 Active 115 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 5/10 Major
• 🌡 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,583
• − Mortgage interest: −$22,881
• − Property taxes: −$6,127
• − Insurance: −$2,042
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$11,883
• Taxable loss: −$23,965
• Est. tax savings @ 24.0%: +$5,752
• After-tax cash flow: $-10,283/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 home is in excellent condition with no visible repairs needed. It is move-in ready and has high potential for both resale and rental value with minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and shrubbery trimming — Well-maintained landscaping improves curb appeal and adds value. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency. ↑
• Both Interior cleaning and staging — A clean and staged interior enhances curb appeal and prepares the home for showings. ↑
• Both Landscaping and shrubbery trimming — Well-maintained landscaping improves curb appeal and adds value. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Holly Springs-Motlow Elementary D SC #187/597 Nat'l #13,933/41,679 Middle T.e. Mabry Middle F SC #97/229 Nat'l #6,830/14,009 High Chapman High B SC #85/196 Nat'l #2,785/17,239

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

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%
• 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%

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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 $318,200

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Cherokee planNew construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 1759 (listed)