1350 Cattleman Acres Dr · Inman, SC 29349

$176,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 87 Days on market

Built 2026 Est $189k · 7% under

---

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 +18.3/30.0
• ARV discount +10.4/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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

• Garage
• Built 2026
• Listed 86 days

Property features AI

Finance

• Financial info: List price available (details omitted per instructions)

Exterior

• Parking: Detached or attached 1-car garage (1 total parking space)
• Home design: Single-family home (Magnolia plan)
• Construction: New construction (Spec)
• Exterior features: Living area of 1403 (square footage not shown in interior/exterior sections as requested)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec new construction (Magnolia plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $177k.

Deal economics

• At list price, monthly cash flow is $161 ($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 (1.0% below list).
• Recommended offer: $166k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 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.
• 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 87 days — a 6% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,379 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $189,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1366 Cattleman Acres Dr Unit MT 40 Magnolia BEL	0.02mi	3/2.5	1,403 (0%)	0mo	$190,000	$135	99
1362 Cattleman Acres Dr Unit MT 39 Magnolia A	0.01mi	3/2.5	1,403 (0%)	1mo	$199,999	$143	99
1370 Cattleman Acres Dr Unit MT 41 Magnolia AER	0.02mi	3/2.5	1,403 (0%)	1mo	$186,799	$133	98
1354 Cattleman Acres Dr Unit MT 37 Chestnut A	0.01mi	3/2.5	1,423 (+1%)	1mo	$193,999	$136	97
1358 Cattleman Acres Dr Unit MT 38 Chestnut B	0.01mi	3/2.5	1,423 (+1%)	1mo	$195,000	$137	96
1338 Cattleman Acres Dr Unit MT 33 Chestnut AER	0.01mi	3/2.5	1,423 (+1%)	1mo	$197,000	$138	96
1414 Cattleman Acres Dr Unit MT 51 Magnolia A	0.08mi	3/2.5	1,403 (0%)	1mo	$177,000	$126	96
1382 Cattleman Acres Dr Unit MT 44 Chestnut BEL	0.04mi	3/2.5	1,423 (+1%)	2mo	$190,000	$134	95
1398 Cattleman Acres Dr Unit MT 47 Magnolia A	0.06mi	3/2.5	1,403 (0%)	3mo	$181,099	$129	94
1366 Whispering Willow Ct Unit MT 40 Magnolia BEL	0.14mi	3/2.5	1,403 (0%)	0mo	$190,000	$135	93
1406 Cattleman Acres Dr Unit MT 49 Chestnut A	0.06mi	3/2.5	1,423 (+1%)	4mo	$181,999	$128	92
3108 Whispering Willow Ct Unit MT 59 Chestnut B	0.14mi	3/2.5	1,423 (+1%)	4mo	$179,999	$126	88

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-20,535
• Equity at exit: $26,391

10-year hold

• IRR: -4.2%
• Equity multiple: 0.74×
• Total profit: $-13,043
• Equity at exit: $15,304

Cash invested: $49,560 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $161

Break-even live

Break-even rent $1,548

Max offer price $176,999

Occupancy floor 86%

Sensitivity live

Price	-10% $283	-5% $222	+0% $161	+5% $99	+10% $38
Rent	-10% $22	-5% $91	+0% $161	+5% $230	+10% $299
Rate	-1.0pp $250	-0.5pp $206	base $161	+0.5pp $115	+1.0pp $68

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Chelsey Ln Unit 1430 Inman, SC	3.0	2.5	1366	$1,650	$1.21	21d	1	1.05mi

Taxation est. · year 1

• Rental income: $21,019
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$5,149
• Taxable loss: −$947
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $2,154/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 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

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