220 Blue Ridge St · Inman, SC 29349

$140,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 27 Days on market

Built 1982

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

For sale by owner. Brand new roof. Roof was put on last year. Washer and Dryer hookup ready. Refrigerator and stove is staying in the house. Sold as is.

Key facts

• Brand new roof
• Built 1982
• Listed 27 days

Tags

• BRAND NEW ROOF
• WASHER AND DRYER HOOKUP
• REFRIGERATOR AND STOVE STAYING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

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 $137,900 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.22% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 6.8

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,551
• Equity at exit: $20,874

10-year hold

• IRR: 14.1%
• Equity multiple: 2.07×
• Total profit: $41,920
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $524

Break-even live

Break-even rent $1,043

Max offer price $140,000

Occupancy floor 64%

Sensitivity live

Price	-10% $603	-5% $563	+0% $524	+5% $484	+10% $444
Rent	-10% $389	-5% $456	+0% $524	+5% $591	+10% $658
Rate	-1.0pp $594	-0.5pp $559	base $524	+0.5pp $487	+1.0pp $450

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14641 Asheville Hwy Inman, SC	3.0	1.0	1414	$1,595	$1.13	24d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $140,000 Active 27 DOM
2. 2026-06-17
   days on market $140,000 Active 26 DOM
3. 2026-06-16
   days on market $140,000 Active 25 DOM
4. 2026-06-15
   days on market $140,000 Active 24 DOM
5. 2026-06-13
   days on market $140,000 Active 22 DOM
6. 2026-06-10
   days on market $140,000 Active 19 DOM
7. 2026-06-09
   days on market $140,000 Active 18 DOM
8. 2026-06-08
   days on market $140,000 Active 17 DOM
9. 2026-06-07
   days on market $140,000 Active 16 DOM
10. 2026-06-03
    days on market $140,000 Active 12 DOM
11. 2026-06-03
    days on market $140,000 Active 11 DOM
12. 2026-06-01
    days on market $140,000 Active 10 DOM
13. 2026-05-31
    days on market $140,000 Active 9 DOM
14. 2026-05-23
    listed $140,000 Active
15. 2013-11-07
    soldstatus $45,000
16. 1990-04-01
    soldstatus $38,000

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$419/yr (+$35/mo · 110.8%)

ⓘ 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: $20,472
• − Mortgage interest: −$7,842
• − Property taxes: −$379
• − Insurance: −$700
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,073
• Taxable income: $4,203
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $5,275/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

• 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

+268.4% since first listed

3 events — show timeline

• 2026-05-23 Listed $140,000 FSBO.com
• 2013-11-07 Sold (Public Records) $45,000 Public Records
• 1990-04-01 Sold (Public Records) $38,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $379 · +2.7% YoY. Source: county tax records.