330 Tyger Fox Dr · Lyman, SC 29365

$219,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 36 Days on market

Built 2012 0.59 ac lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated and move-in ready! This 3 bedroom, 2 bathroom de-titled double wide sits on a spacious . 59-acre lot and has been updated from top to bottom. Inside, you’ll find fresh paint throughout, new durable LVP flooring, all new light fixtures, doors, hardware, fixtures, and a new HVAC system, creating a modern and inviting feel. The beautifully updated kitchen features brand-new cabinets, quartz countertops, and all new appliances. Both bathrooms have been refreshed with new vanities, and the primary bath includes a new tub/shower combo. Outside, enjoy new front and rear decks, new underpinning, and a 160-square-foot storage building offering plenty of extra space. With a

Key facts

• Renovated
• New flooring
• Spacious lot

Tags

• RENOVATED
• MOVE IN READY
• SPACIOUS LOT
• NEW FLOORING
• UPDATED KITCHEN
• NEW CABINETS

Property features AI

Finance

• Other: Approximate finished/heated area listed as about 1,500 sq ft; No finished or unfinished below-grade space
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Driveway parking with gravel surface; No garage
• Utilities: Public water; Public sewer; Electric water heater; No garbage pickup listed
• Home design: Single-story residential home; Approximately 11–20 years old
• Construction: Vinyl siding exterior; Architectural roof; Crawl space foundation
• Exterior features: Deck; Tilt-out windows; Vinyl/aluminum trim; Thermal windows; Level lot; Underground utilities; Outbuilding for storage

Interior

• Kitchen: Kitchen about 13 x 13; Dishwasher; Stand-alone smooth-top range; Built-in microwave
• Bedrooms: Three bedrooms on the main level; Primary bedroom with full bath, tub/shower, and walk-in closet; Primary bedroom about 18 x 13; Second bedroom about 13 x 9; Third bedroom about 13 x 9
• Flooring: Luxury vinyl tile/plank flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Cable available; Smoke detector; Walk-in closet; Split floor plan; Quartz countertops; Pantry closet
• Laundry & utility: Laundry on the first floor in/near the kitchen; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $23 ($276/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 $195k (11.2% below list).
• Recommended offer: $195k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in Lyman — 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 68/100 on livability (#83 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lyman Elementary (math 51% / reading 52%, grade C-, #155 of 597 statewide, top 26%, 835 students, 70% FRL); D. R. Hill Middle (math 28% / reading 38%, grade F, #116 of 229 statewide, top 51%, 702 students, 80% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL) — zoned schools average 69% FRL vs 39% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 222 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 30% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

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 $195,281 (11.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-34,136
• Equity at exit: $32,788

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-27,716
• Equity at exit: $19,013

Cash invested: $61,572 (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 29365

• Home prices YoY: -18.1%
• Active inventory: 222
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $23

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 94%

Sensitivity live

Price	-10% $175	-5% $99	+0% $23	+5% $-53	+10% $-129
Rent	-10% $-131	-5% $-54	+0% $23	+5% $100	+10% $177
Rate	-1.0pp $134	-0.5pp $79	base $23	+0.5pp $-34	+1.0pp $-92

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Yarrow Ln Lyman, SC	4.0	2.5	2175	$2,165	$1.00	15d	1	1.05mi
126 Arrow Ct Unit 126 Greer, SC	3.0	2.5	1601	$1,875	$1.17	23d	1	1.46mi

Listing history 16 events

1. 2026-06-22
   days on market $219,900 Active 36 DOM
2. 2026-06-18
   days on market $219,900 Active 33 DOM
3. 2026-06-17
   days on market $219,900 Active 32 DOM
4. 2026-06-16
   days on market $219,900 Active 31 DOM
5. 2026-06-15
   days on market $219,900 Active 30 DOM
6. 2026-06-14
   days on market $219,900 Active 28 DOM
7. 2026-06-13
   days on market $219,900 Active 27 DOM
8. 2026-06-10
   pricedays on market $219,900 Active 25 DOM
9. 2026-06-09
   days on market $225,000 Active 24 DOM
10. 2026-06-08
    days on market $225,000 Active 23 DOM
11. 2026-06-07
    days on market $225,000 Active 22 DOM
12. 2026-06-02
    days on market $225,000 Active 17 DOM
13. 2026-06-01
    days on market $225,000 Active 16 DOM
14. 2026-05-31
    days on market $225,000 Active 15 DOM
15. 2026-05-30
    days on market $225,000 Active 14 DOM
16. 2026-05-16
    listed $225,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $23,434
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$6,397
• Taxable loss: −$3,429
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $1,099/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 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

Livability — Lyman

• Score: 68/100
• State rank: #83
• US rank: #9705

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 14,068
• Metro: Spartanburg, SC
• Population (ZIP): 14,068
• Household income: $76,966
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 234.0

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 (74%)
• Race & ethnicity: White 74% Black 11% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Serbian 4% Slovak 2%
• Foreign-born: 9% · Canada, Philippines, Jamaica
• Languages at home: 83% English-only · Russian/Polish/Slavic 8% Spanish 7% Other Asian/Pacific 1%

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: ▼ -56.35%
• Current HPI: 254.6167
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-16 Listed $225,000 Greater Greenville MLS