1322 Cattleman Acres Dr Unit MT 29 Chestnut A1 · Inman, SC 29349

$184,999

3 bd · 2.5 ba · 1,423 sqft · Townhouse · 5 Days on market

Built 2026 Excellent condition 7,840 sqft lot Est $192k · at est. $160/mo HOA · 9% of rent

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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 +11.7/30.0
• ARV discount +9.2/15.0
• Condition / age +4.8/5.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The Chestnut floorplan at The Maple in Inman, SC. We are excited to introduce you to the Chestnut Floorplan – a delightful 3-bedroom, 2.5-bathroom, 1423 square foot, 2-story townhouse that epitomizes modern craftsman style living. Upon entering, you'll be greeted by beautiful crisp white shaker cabinets, a stylish tile backsplash, and stainless steel appliances, including a gas stove. The large quartz island is perfect for gathering with family and friends, making it an ideal spot for food, fun, and lively interaction. The open concept design ensures that entertaining is a breeze, as the kitchen seamlessly flows into the breakfast room and spacious great room. Imagine sipping your mor

Key facts

• $160 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Property is part of a homeowners association (HOA fees do not include additional services); Community amenities include common areas, lighting, and a pool

Exterior

• Parking: Attached 2-car garage with door opener; Paved driveway
• Security: Smoke detector
• Utilities: Public water; Public sewer available; Electric water heater; Private garbage pickup; Electric service for cooling
• Home design: Two-story home; Under construction (approximate completion July 2026); Built by LENNAR; Entry level and facing direction not specified
• Construction: Composition shingle roof; Slab foundation; Approximate year built 2026
• Exterior features: Tilt-out windows; Vinyl/aluminum trim; Vinyl siding; Level lot; Model: Chestnut

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (stand-alone); Built-in microwave; Kitchen about 13 x 10; Breakfast area about 9 x 10
• Bedrooms: Primary bedroom on 2nd level with double sink, shower-only full bath and walk-in closet; Second bedroom approximately 10 x 12; Third bedroom approximately 10 x 11; Primary bedroom approx. 13 x 11
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling (electric); Electric water heater
• Interior features: Smooth ceilings; Open floor plan; Smoke detector; Quartz countertops; Other countertops; Walk-in pantry; Loft; No fireplace
• Laundry & utility: Laundry on 2nd floor with walk-in laundry area and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-54 ($-645/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (5.2% below list).
• Recommended offer: $175k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% 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.
• Zoned schools: James H. Hendrix Elementary (math 55% / reading 45%, grade D+, #163 of 597 statewide, top 28%, 694 students, 89% FRL); Boiling Springs Middle (math 39% / reading 50%, grade D, #52 of 229 statewide, top 23%, 1,068 students, 70% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 73% FRL vs 44% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 700 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,287 (5.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $192,105
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 Cattleman Acres Dr Unit MT 33 Chestnut AER	0.02mi	3/2.5	1,423 (0%)	1mo	$197,000	$138	98
1354 Cattleman Acres Dr Unit MT 37 Chestnut A	0.03mi	3/2.5	1,423 (0%)	1mo	$193,999	$136	98
1358 Cattleman Acres Dr Unit MT 38 Chestnut B	0.04mi	3/2.5	1,423 (0%)	1mo	$195,000	$137	97
1382 Cattleman Acres Dr Unit MT 44 Chestnut BEL	0.06mi	3/2.5	1,423 (0%)	2mo	$190,000	$134	96
1366 Cattleman Acres Dr Unit MT 40 Magnolia BEL	0.05mi	3/2.5	1,403 (-1%)	0mo	$190,000	$135	95
1362 Cattleman Acres Dr Unit MT 39 Magnolia A	0.04mi	3/2.5	1,403 (-1%)	1mo	$199,999	$143	95
1370 Cattleman Acres Dr Unit MT 41 Magnolia AER	0.05mi	3/2.5	1,403 (-1%)	1mo	$186,799	$133	95
1406 Cattleman Acres Dr Unit MT 49 Chestnut A	0.08mi	3/2.5	1,423 (0%)	4mo	$181,999	$128	93
1414 Cattleman Acres Dr Unit MT 51 Magnolia A	0.10mi	3/2.5	1,403 (-1%)	1mo	$177,000	$126	92
1366 Whispering Willow Ct Unit MT 40 Magnolia BEL	0.12mi	3/2.5	1,403 (-1%)	0mo	$190,000	$135	92
3108 Whispering Willow Ct Unit MT 59 Chestnut B	0.12mi	3/2.5	1,423 (0%)	4mo	$179,999	$126	91
1398 Cattleman Acres Dr Unit MT 47 Magnolia A	0.09mi	3/2.5	1,403 (-1%)	3mo	$181,099	$129	91

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-35,383
• Equity at exit: $27,584

10-year hold

• IRR: -15.7%
• Equity multiple: 0.17×
• Total profit: $-43,155
• Equity at exit: $15,995

Cash invested: $51,800 (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: 700
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$160
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-54

Break-even live

Break-even rent $1,821

Max offer price $177,226

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $10	+0% $-54	+5% $-118	+10% $-182
Rent	-10% $-192	-5% $-123	+0% $-54	+5% $16	+10% $85
Rate	-1.0pp $39	-0.5pp $-7	base $-54	+0.5pp $-102	+1.0pp $-150

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: $46,250
• Closing costs: $5,550
• 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	23d	1	1.00mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: gas

Listing history 4 events

1. 2026-06-21
   days on market $184,999 Active 5 DOM
2. 2026-06-18
   days on market $184,999 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $184,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,034
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$1,920
• − Depreciation: −$5,382
• Taxable loss: −$3,696
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $242/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 · 12 photos

Excellent 95/100 None rehab

This modern craftsman-style townhouse is in excellent condition with no visible repairs needed. It offers a well-maintained interior and exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Updating the kitchen backsplash — Modernizes the kitchen and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading the flooring in the bathrooms — Enhances the overall aesthetic and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Updating the kitchen backsplash — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the flooring in the bathrooms — Enhances the overall aesthetic and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Price history

1 event — show timeline

• 2026-06-16 Listed $184,999 Greater Greenville MLS