229 Ranier Drive Dr · Inman, SC 29349

$189,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 61 Days on market

Built 1995 8,712 sqft lot Est $196k · at est.

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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 +19.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1995

Property features AI

Exterior

• Parking: Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Composition roof; Built above grade (finished area listed)
• Exterior features: Storage; Patio; Porch; Level lot

Interior

• Kitchen: Range; Refrigerator; Microwave; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $174k (8.4% below list).
• Recommended offer: $174k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairforest Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 782 students, 82% FRL); Fairforest Middle (math 19% / reading 27%, grade F, #171 of 229 statewide, top 76%, 1,054 students, 100% FRL); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 86% FRL vs 48% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 693 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k 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 61 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,004 (8.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $195,552
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Pisgah Ln	0.10mi	3/1.0	1,024 (+2%)	3mo	$180,000	$176	90
138 Glassy Dr	0.15mi	3/1.0	1,025 (+2%)	7mo	$200,000	$195	84
422 Mount Hood Dr	0.10mi	3/2.0	1,128 (+12%)	3mo	$219,000	$194	69
1103 Southfield St	0.18mi	3/2.0	1,130 (+12%)	1mo	$212,000	$188	67
254 Ranier Dr	0.10mi	3/2.0	1,122 (+11%)	14mo	$230,000	$205	61
414 Mount Hood Dr	0.10mi	3/2.0	1,140 (+13%)	17mo	$212,000	$186	56

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-20,365
• Equity at exit: $28,315

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-10,178
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$996
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $197

Break-even live

Break-even rent $1,490

Max offer price $189,900

Occupancy floor 84%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2036 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,595	$1.08	12d	1	0.37mi
2034 Brother Arthur Trl Inman, SC	3.0	2.0	1129	$1,545	$1.37	12d	1	0.39mi
2039 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,695	$1.15	12d	1	0.42mi
2003 Brother Arthur Trl Inman, SC	3.0	2.0–2.5	1301	$1,570	$1.21	12d	4	0.47mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,164	$1.11	19d	1	1.03mi
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	21d	1	1.18mi

Listing history 23 events

1. 2026-05-23
   status Pending
2. 2026-04-29
   price $189,900
3. 2026-04-15
   price $194,900
4. 2026-03-24
   listed $199,999 Active
5. 2021-07-15
   soldstatus $160,000
6. 2021-07-13
   soldstatus $160,000 Sold CO-OP Member 626-char remark

   Show marketing remark (628 chars)

   YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

7. 2021-07-13
   soldstatus $160,000 Sold 628-char remark

   Show marketing remark (628 chars)

   YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

8. 2021-06-14
   status Pending 628-char remark

   Show marketing remark (626 chars)

   YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

9. 2021-06-14
   status Pending 626-char remark

   Show marketing remark (626 chars)

   YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

10. 2021-06-10
    listed $159,777 Active 626-char remark

    Show marketing remark (628 chars)

    YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

11. 2021-06-10
    listed $159,777 Active 628-char remark

    Show marketing remark (628 chars)

    YOUR HOME SEARCH IS OVER! This all brick home with a smart open floor plan features a kitchen with granite countertops, an abundance of cabinets, new stove, new faucet, and a new refrigerator. The kitchen is open to the eat-in area and great room, thus creating an atmosphere for entertainment as well as relaxation. You will also appreciate the following features: a newer A/C (one year), a newer water heater, a walk-in closet in the master bedroom, new faucet in bath, beautiful flooring, a fenced backyard with a fire pit, rocking chair front porch, carport with storage room, and eye-catching landscaping. THIS IS HOME!

12. 2020-05-06
    soldstatus $128,500
13. 2020-05-05
    soldstatus $128,500 Sold CO-OP Member
14. 2020-04-05
    historical Sale with Right of Refusal
15. 2020-03-26
    listed $134,900 Active
16. 2014-07-21
    soldstatus $68,000
17. 2014-07-18
    soldstatus $68,000
18. 2014-03-23
    listed $69,900
19. 2007-05-03
    soldstatus $74,000
20. 2007-05-02
    soldstatus $74,000
21. 2007-03-08
    listed $78,000
22. 2001-01-01
    soldstatus $75,000
23. 1998-11-01
    soldstatus $71,500

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/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 6/10 Major 7 d/yr ≥105°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,880
• − Mortgage interest: −$10,637
• − Property taxes: −$1,230
• − Insurance: −$950
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$5,524
• Taxable loss: −$802
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $2,558/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 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 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

+165.6% since first listed

23 events — show timeline

• 2026-05-23 Pending — SPMLS
• 2026-04-29 Price Changed $189,900 SPMLS
• 2026-04-15 Price Changed $194,900 SPMLS
• 2026-03-24 Listed $199,999 SPMLS
• 2021-07-15 Sold (Public Records) $160,000 Public Records
• 2021-07-13 Sold (MLS) $160,000 Greater Greenville MLS
• 2021-07-13 Sold (MLS) $160,000 SPMLS
• 2021-06-14 Pending — Greater Greenville MLS
• 2021-06-14 Pending — SPMLS
• 2021-06-10 Listed $159,777 Greater Greenville MLS
• 2021-06-10 Listed $159,777 SPMLS
• 2020-05-06 Sold (Public Records) $128,500 Public Records
• 2020-05-05 Sold (MLS) $128,500 SPMLS
• 2020-04-05 Contingent — SPMLS
• 2020-03-26 Listed $134,900 SPMLS
• 2014-07-21 Sold (Public Records) $68,000 Public Records
• 2014-07-18 Sold (MLS) $68,000 SPMLS
• 2014-03-23 Listed $69,900 SPMLS
• 2007-05-03 Sold (Public Records) $74,000 Public Records
• 2007-05-02 Sold (MLS) $74,000 SPMLS
• 2007-03-08 Listed $78,000 SPMLS
• 2001-01-01 Sold (Public Records) $75,000 Public Records
• 1998-11-01 Sold (Public Records) $71,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,230 · +0.8% YoY. Source: county tax records.