104 Pacific Mill Pl · Lyman, SC 29635

$199,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 64 Days on market

Built 2026 Excellent condition Est $194k · at est. ↓ 10% since listing

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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 +11.4/30.0
• ARV discount +6.2/15.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Exterior Home! Move-In Ready! 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, the primary suite includes a private bath and walk-in closet, while two additional bedrooms at the rear of the home share a full bath nearby. Upstairs laundry adds everyday convenience, keeping everything you need close at hand.

Key facts

• Pantry storage
• Dining area
• Great room

Tags

• OPEN KITCHEN
• DINING AREA
• GREAT ROOM
• ISLAND
• PANTRY STORAGE
• REAR PATIO

Property features AI

Finance

• HOA & community: Has homeowners association; Community maintains common areas, lawns and landscaping; Community lighting; Vehicle restrictions in the community; Cable TV available; Pets allowed

Exterior

• Parking: Assigned 2 parking spaces
• Utilities: Public water; Public sewer available; Electric tankless water heater; Private garbage pickup
• Home design: Two-story home; Model name: Aspen; Under construction (approximate completion early 2026); Entry built on slab foundation
• Construction: Vinyl siding exterior; Composition shingle roof; Built by McGuinn Homes; Approximate year built: 2026; Slab foundation
• Exterior features: Patio; Sidewalk

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Kitchenette in second living quarters
• Bedrooms: Primary bedroom with double sink, full bath and shower; Primary bedroom about 10 x 14; Second bedroom about 10 x 10; Third bedroom about 10 x 9
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: 9-foot (or higher) ceilings; Granite countertops; Smoke detector; Walk-in closet; Walk-in pantry; Radon mitigation system; Second living quarters with a kitchenette
• Laundry & utility: Laundry on 2nd floor in a closet-style space; Washer connection; Dryer electric hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-70 ($-845/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (17.0% below list).
• Recommended offer: $166k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Duncan Elementary School of The Arts (math 30% / reading 37%, grade F, #362 of 597 statewide, top 61%, 689 students, 100% FRL) — zoned schools average 100% FRL vs 39% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Spartanburg 05 average; the district grade overstates school quality for this exact location.
• Market conditions: 51 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 64 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $166,032 (17.0% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.0

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	0.54mi	3/2.5	1,276 (-2%)	2mo	$189,900	$149	70
1548 Purrington Ln	0.54mi	3/2.5	1,350 (+3%)	1mo	$234,000	$173	69
845 Ernest Ln	0.59mi	3/2.5	1,276 (-2%)	2mo	$189,900	$149	67
857 Ernest Ln	0.61mi	3/2.5	1,276 (-2%)	2mo	$187,900	$147	66
865 Ernest Ln	0.63mi	3/2.5	1,276 (-2%)	2mo	$199,900	$157	65
819 Ernest Ln	0.54mi	3/2.5	1,480 (+13%)	2mo	$199,900	$135	51
847 Ernest Ln	0.59mi	3/2.5	1,480 (+13%)	2mo	$224,900	$152	48
855 Ernest Ln	0.61mi	3/2.5	1,480 (+13%)	2mo	$214,900	$145	48
851 Ernest Ln	0.60mi	3/2.5	1,480 (+13%)	3mo	$203,500	$138	47
867 Ernest Ln	0.63mi	3/2.5	1,480 (+13%)	1mo	$214,900	$145	47
863 Ernest Ln	0.62mi	3/2.5	1,480 (+13%)	2mo	$224,900	$152	47
859 Ernest Ln	0.62mi	3/2.5	1,480 (+13%)	2mo	$222,400	$150	47

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-36,868
• Equity at exit: $29,819

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-37,778
• Equity at exit: $17,291

Cash invested: $55,997 (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 29635

• Home prices YoY: -21.6%
• Active inventory: 51
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-70

Break-even live

Break-even rent $1,749

Max offer price $189,798

Occupancy floor 99%

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.59mi
867 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	13d	1	0.61mi
867 Ernest Ln Lyman, SC	3.0	2.5	1480	$1,750	$1.18	21d	1	0.62mi
Angelic Pl Wellford, SC	3.0	2.5	1280	$1,520	$1.19	21d	2	0.94mi
Paradise Pl Wellford, SC	2.0–3.0	2.5	1135	$1,595	$1.41	21d	2	0.97mi
610 Universal Dr Lyman, SC	1.0–3.0	1.0–2.5	1060	$1,799	$1.70	13d	11	0.99mi
244 Halo Dr Wellford, SC	2.0–3.0	2.5	1137	$1,595	$1.40	21d	4	1.10mi
Halo Dr Wellford, SC	2.0	1.5	995	$1,295	$1.30	13d	1	1.12mi

Listing history 13 events

1. 2026-06-09
   days on market $199,990 Active 64 DOM
2. 2026-06-08
   days on market $199,990 Active 63 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   days on marketlisting id $199,990 Active 62 DOM
5. 2026-06-02
   days on market $199,990 Active 108 DOM
6. 2026-06-01
   days on market $199,990 Active 107 DOM
7. 2026-05-31
   days on market $199,990 Active 106 DOM
8. 2026-05-30
   days on market $199,990 Active 105 DOM
9. 2026-04-06
   listed $199,990 Active 963-char remark

   Show marketing remark (963 chars)

   Price Improvement! Exterior Home! Move-In Ready! 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, the primary suite includes a private bath and walk-in closet, while two additional bedrooms at the rear of the home share a full bath nearby. Upstairs laundry adds everyday convenience, keeping everything you need close at hand.

10. 2026-03-24
    price $199,990
11. 2026-03-03
    price $204,990
12. 2026-02-23
    price $214,990
13. 2026-02-14
    listed $220,990 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 2/10 Low
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,924
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,818
• Taxable loss: −$4,284
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $183/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 · 13 photos

Excellent 95/100 None rehab

This move-in ready townhouse is in excellent condition with modern amenities and a well-maintained exterior. Potential buyers and renters will appreciate the curb appeal and the home's location.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal 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 kitchen appliances — Modernizes the kitchen 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 Landscaping improvements — Enhances curb appeal 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 kitchen appliances — Modernizes the kitchen 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 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
• City population: 14,068
• Population (ZIP): 1,528

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 6% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▼ -51.93%
• Current HPI: 188.4631
• Rent YoY: —
• Metro: —
• 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

-9.5% since first listed

5 events — show timeline

• 2026-04-06 Listed $199,990 Zillow
• 2026-03-24 Price Changed $199,990 Greater Greenville MLS
• 2026-03-03 Price Changed $204,990 Greater Greenville MLS
• 2026-02-23 Price Changed $214,990 Greater Greenville MLS
• 2026-02-14 Listed $220,990 Greater Greenville MLS