1103 Southfield St · Inman, SC 29349

$212,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 12 Days on market

Built 2019 7,840 sqft lot Est $211k · at est.

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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 +14.2/30.0
• ARV discount +7.4/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• 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

Home is ready, working on completing yard. Taxes listed are estimated. Granite in kitchen and baths. Carpet in all bedrooms. Home over 1100 heated sqft. Dist 6 schools. 100% USDA FINANCING.

Key facts

• Open floor plan
• Peaceful setting
• Granite countertops

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• FULLY FENCED YARD
• EASY ACCESS TO SHOPPING
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage; Paved concrete driveway
• Utilities: Public water; Public sewer; Electric water heater; Private garbage pickup; Attached garage
• Home design: Single-story residential home; Built in 2019; Slab foundation
• Construction: Vinyl siding exterior; Architectural roof
• Exterior features: Covered back porch; Patio; Tilt-out windows; Corner lot; Level to gently sloped lot

Interior

• Kitchen: Kitchen approx. 18 x 10; Cooktop (smooth electric); Dishwasher; Granite countertops; Pantry closet
• Bedrooms: 3 bedrooms on the main level; Primary bedroom includes a full bath; Primary bedroom approx. 13 x 13; Second bedroom approx. 10 x 10; Third bedroom approx. 11 x 11
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Heat pump; Electric cooling
• Interior features: Smooth ceilings; Granite countertops; Pantry closet; No fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $35 ($416/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 (18.1% below list).
• Recommended offer: $174k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 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); Dorman High (math 46% / reading 78%, grade B-, #99 of 196 statewide, top 53%, 3,808 students, 75% FRL) — zoned schools average 78% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 700 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; list at $212k implies a 51% gain — meaningful room to come down on a strong offer.

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 $173,727 (18.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $211,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Southfield St	0.00mi	3/2.0	1,130 (+0%)	1mo	$212,000	$188	98
422 Mount Hood Dr	0.28mi	3/2.0	1,128 (+0%)	3mo	$219,000	$194	84
254 Ranier Dr	0.26mi	3/2.0	1,122 (-0%)	14mo	$230,000	$205	76
1051 Southfield St	0.11mi	3/2.0	1,182 (+5%)	17mo	$222,500	$188	72
414 Mount Hood Dr	0.28mi	3/2.0	1,140 (+1%)	17mo	$212,000	$186	70
416 Pisgah Ln	0.22mi	3/1.0	1,024 (-9%)	3mo	$180,000	$176	68
727 Evelyn Mae Rd	0.33mi	3/2.0	1,237 (+10%)	1mo	$230,000	$186	67
138 Glassy Dr	0.27mi	3/1.0	1,025 (-9%)	7mo	$200,000	$195	62
432 Pisgah Ln	0.33mi	3/1.0	1,232 (+10%)	13mo	$206,900	$168	54
121 Blueberry Ln	0.73mi	3/1.5	1,056 (-6%)	9mo	$205,000	$194	47
400 Mason Rd	0.73mi	3/1.5	1,064 (-5%)	11mo	$214,900	$202	46
330 Split Oak Ln	0.56mi	2/2.0 (-1)	1,283 (+14%)	9mo	$227,000	$177	37

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-34,289
• Equity at exit: $31,610

10-year hold

• IRR: -10.4%
• Equity multiple: 0.40×
• Total profit: $-35,598
• Equity at exit: $18,330

Cash invested: $59,360 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $35

Break-even live

Break-even rent $1,693

Max offer price $212,000

Occupancy floor 93%

Sensitivity live

Price	-10% $155	-5% $95	+0% $35	+5% $-25	+10% $-85
Rent	-10% $-103	-5% $-34	+0% $35	+5% $103	+10% $172
Rate	-1.0pp $141	-0.5pp $89	base $35	+0.5pp $-20	+1.0pp $-76

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: $53,000
• Closing costs: $6,360
• 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	13d	1	0.38mi
2034 Brother Arthur Trl Inman, SC	3.0	2.0	1129	$1,545	$1.37	13d	1	0.40mi
2039 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,695	$1.15	13d	1	0.44mi
2003 Brother Arthur Trl Inman, SC	3.0	2.0–2.5	1301	$1,570	$1.21	13d	4	0.46mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,164	$1.11	21d	1	0.85mi
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	23d	1	1.00mi

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   price $212,000
3. 2026-04-30
   status Active
4. 2026-04-08
   status Pending
5. 2026-04-04
   listed $205,000 Active
6. 2019-02-25
   soldstatus $140,000 Sold 189-char remark

   Show marketing remark (189 chars)

   Home is ready, working on completing yard. Taxes listed are estimated. Granite in kitchen and baths. Carpet in all bedrooms. Home over 1100 heated sqft. Dist 6 schools. 100% USDA FINANCING.

7. 2018-12-03
   status Pending 189-char remark

   Show marketing remark (189 chars)

   Home is ready, working on completing yard. Taxes listed are estimated. Granite in kitchen and baths. Carpet in all bedrooms. Home over 1100 heated sqft. Dist 6 schools. 100% USDA FINANCING.

8. 2018-11-12
   listed $139,900 Active 189-char remark

   Show marketing remark (189 chars)

   Home is ready, working on completing yard. Taxes listed are estimated. Granite in kitchen and baths. Carpet in all bedrooms. Home over 1100 heated sqft. Dist 6 schools. 100% USDA FINANCING.

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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: $20,847
• − Mortgage interest: −$11,875
• − Property taxes: −$1,653
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,167
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,194/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

• Census place: Inman, SC
• 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

+51.5% since first listed

8 events — show timeline

• 2026-05-07 Pending — Greater Greenville MLS
• 2026-05-07 Price Changed $212,000 Greater Greenville MLS
• 2026-04-30 Relisted — Greater Greenville MLS
• 2026-04-08 Pending — Greater Greenville MLS
• 2026-04-04 Listed $205,000 Greater Greenville MLS
• 2019-02-25 Sold (MLS) $140,000 Greater Greenville MLS
• 2018-12-03 Pending — Greater Greenville MLS
• 2018-11-12 Listed $139,900 Greater Greenville MLS

Property tax history

+26.8%/yr

Latest (2025): $1,653 · +1.6% YoY. Source: county tax records.