114 Pacific Mill Pl #5 · Lyman, SC 29365

$204,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 2 Days on market

Built 2026 Good condition Est $194k · 5% over

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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 +11.9/30.0
• ARV discount +5.1/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exterior Home! The Aspen offers a beautifully designed living space that maximizes space while keeping everyday living comfortable. From the front entry, the foyer opens into an open kitchen, dining area, and great room, creating a main living space that feels open but connected. The kitchen includes an island and pantry storage, with clear sightlines into the dining and living areas. A rear patio extends the living space outdoors, while a conveniently placed powder room and storage closet completes the main level. This floor plan features 1,305 square feet, 3 bedrooms, and 2.5 bathrooms, with all bedrooms located on the second floor for added separation from the main living areas. Upstairs

Key facts

• Dining area
• Storage closet
• Powder room

Tags

• OPEN KITCHEN
• DINING AREA
• GREAT ROOM
• REAR PATIO
• POWDER ROOM
• STORAGE CLOSET

Property features AI

Finance

• Financial info: List price $204,990

Exterior

• Home design: Condominium/townhome unit (unit #5); Active listing
• Construction: Built as part of the Aspen plan (new construction inventory type: Spec)
• Exterior features: Located at 114 Pacific Mill Pl #5, Lyman, SC 29365

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home, Aspen plan; Living area approximately 1,305

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-53 ($-640/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (15.8% below list).
• Recommended offer: $173k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: schools D+, amenities F, commute 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.
• Market conditions: 220 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $172,566 (15.8% 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. 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $194,445
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Ernest Ln	0.51mi	3/2.5	1,276 (-2%)	2mo	$189,900	$149	71
845 Ernest Ln	0.53mi	3/2.5	1,276 (-2%)	2mo	$189,900	$149	70
857 Ernest Ln	0.55mi	3/2.5	1,276 (-2%)	2mo	$187,900	$147	69
865 Ernest Ln	0.56mi	3/2.5	1,276 (-2%)	2mo	$199,900	$157	68
819 Ernest Ln	0.51mi	3/2.5	1,480 (+13%)	2mo	$199,900	$135	52
855 Ernest Ln	0.54mi	3/2.5	1,480 (+13%)	2mo	$214,900	$145	51
847 Ernest Ln	0.53mi	3/2.5	1,480 (+13%)	2mo	$224,900	$152	51
827 Ernest Ln	0.52mi	3/2.5	1,480 (+13%)	4mo	$227,900	$154	51
867 Ernest Ln	0.56mi	3/2.5	1,480 (+13%)	1mo	$214,900	$145	50
863 Ernest Ln	0.55mi	3/2.5	1,480 (+13%)	2mo	$224,900	$152	50
851 Ernest Ln	0.54mi	3/2.5	1,480 (+13%)	3mo	$203,500	$138	50
859 Ernest Ln	0.55mi	3/2.5	1,480 (+13%)	2mo	$222,400	$150	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-36,590
• Equity at exit: $30,565

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-36,133
• Equity at exit: $17,724

Cash invested: $57,397 (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: 220
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-53

Break-even live

Break-even rent $1,793

Max offer price $197,267

Occupancy floor 98%

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: $51,248
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	21d	1	0.51mi
867 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	13d	1	0.52mi
867 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	21d	1	0.53mi
610 Universal Dr Lyman, SC	1.0–3.0	1.0–2.5	1060	$1,799	$1.70	13d	11	1.02mi
527 Nova Ln Duncan, SC	3.0	2.5	1404	$1,645	$1.17	21d	1	1.04mi
Paradise Pl Wellford, SC	2.0–3.0	2.5	1135	$1,595	$1.41	21d	2	1.32mi
Angelic Pl Wellford, SC	3.0	2.5	1280	$1,520	$1.19	21d	2	1.34mi
Halo Dr Wellford, SC	2.0	1.5	995	$1,295	$1.30	13d	1	1.35mi
244 Halo Dr Wellford, SC	2.0–3.0	2.5	1137	$1,595	$1.40	21d	4	1.35mi
266 Christopher Street Ext Duncan, SC	3.0	2.5	1606	$1,825	$1.14	21d	1	1.37mi

Listing history 3 events

1. 2026-06-18
   days on market $204,990 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $204,990 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,708
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,963
• Taxable loss: −$4,151
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $356/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

Good 80/100 None rehab

This townhouse is in excellent condition with a good condition score of 80. It is move-in ready with minimal updates needed to maximize its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Modernizes bathrooms and improves aesthetics
• Both New kitchen appliances — Modernizes kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves aesthetics ↑
• Both New kitchen appliances — Modernizes kitchen and improves functionality ↑

ⓘ 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 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

• Census place: Lyman, SC
• 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