1334 Cattleman Acres Dr Unit MT 32 Magnolia BEL · Lyman, SC 29349

$186,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 34 Days on market

Built 2026 Excellent condition 7,840 sqft lot $127/mo HOA · 7% 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 +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Magnolia floorplan at The Maple in Inman, SC. We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. You will have a 2 car parking pad, and 1 car garage. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch, which comes with vinyl privacy fences for that added sense of seclusion and peace. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. Home also features a tankless water heater. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met. It's the ideal home for making lasting memories with your loved ones. It's ideal for families seeking a peaceful neighborhood with convenient connections to Greenville and Spartanburg.

Key facts

• Quartz countertops
• Vinyl flooring
• Vinyl privacy fences

Tags

• OPEN-CONCEPT FIRST FLOOR
• VINYL FLOORING
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS-STEEL APPLIANCES
• VINYL PRIVACY FENCES

Property features AI

Finance

• Other: Approximate finished heated area: 1,403 sq. ft.; Estimated completion date: 2026-07-06
• HOA & community: Homeowners association present; HOA does not include additional services (fee includes: none); Community amenities include common areas, lights, and a pool

Exterior

• Parking: Attached garage; Garage with door opener; Garage capacity for 2 cars; Paved driveway
• Utilities: Public water; Public sewer available; Private garbage pickup; Natural gas
• Home design: Two-story home; Under construction (approx. 2026 completion); Approximate year built: 2026; Slab foundation; Built by LENNAR
• Construction: Composition shingle roof; Vinyl siding exterior
• Exterior features: Tilt-out windows; Vinyl/aluminum trim; Vinyl siding; Level lot; Model: Magnolia

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (stand-alone); Built-in microwave; Walk-in pantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closet; Bedroom 2: 10 x 10; Bedroom 3: 10 x 13; Bedroom 4: 11 x 10; Primary bedroom size: 14 x 11
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling; Gas water heater
• Interior features: Smooth ceilings; Open floor plan; Smoke detector; Quartz countertops; Walk-in pantry
• Laundry & utility: Laundry on 2nd floor; Walk-in laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $187k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (7.7% below list).
• Recommended offer: $173k (7.7% 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 01 (rural): math 44% / reading 53% proficiency, ranked #14 of 80 in SC (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holly Springs-Motlow Elementary (math 46% / reading 52%, grade D, #187 of 597 statewide, top 32%, 534 students, 69% FRL); T.E. Mabry Middle (math 31% / reading 43%, grade F, #97 of 229 statewide, top 42%, 444 students, 73% FRL); Chapman High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,046 students, 59% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 700 active listings in the ZIP; 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

• It's been on market 34 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $172,561 (7.7% 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 34 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 9.0

CMA / ARV

No comps found within radius.

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: $-35,845
• Equity at exit: $27,882

10-year hold

• IRR: -15.7%
• Equity multiple: 0.17×
• Total profit: $-43,703
• Equity at exit: $16,168

Cash invested: $52,360 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$981
• Tax est. 1.5%: −$234 /mo · $2,805/yr
• Insurance: −$78
• HOA: −$127
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-56

Break-even live

Break-even rent $1,797

Max offer price $178,885

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $9	+0% $-56	+5% $-121	+10% $-185
Rent	-10% $-192	-5% $-124	+0% $-56	+5% $12	+10% $80
Rate	-1.0pp $38	-0.5pp $-9	base $-56	+0.5pp $-105	+1.0pp $-154

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $127 · $1,524/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-22
   days on market $186,999 Active 34 DOM
2. 2026-06-18
   days on market $186,999 Active 31 DOM
3. 2026-06-17
   days on market $186,999 Active 30 DOM
4. 2026-06-16
   days on market $186,999 Active 29 DOM
5. 2026-06-15
   days on market $186,999 Active 28 DOM
6. 2026-06-13
   days on market $186,999 Active 26 DOM
7. 2026-06-10
   days on market $186,999 Active 23 DOM
8. 2026-06-09
   days on market $186,999 Active 22 DOM
9. 2026-06-08
   days on market $186,999 Active 21 DOM
10. 2026-06-07
    days on market $186,999 Active 20 DOM
11. 2026-06-03
    days on market $186,999 Active 16 DOM
12. 2026-06-03
    days on market $186,999 Active 15 DOM
13. 2026-06-01
    pricedays on market $186,999 Active 14 DOM
14. 2026-05-31
    days on market $194,999 Active 13 DOM
15. 2026-05-18
    listed $199,999 Active 1197-char remark

    Show marketing remark (1197 chars)

    The Magnolia floorplan at The Maple in Inman, SC. We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. You will have a 2 car parking pad, and 1 car garage. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch, which comes with vinyl privacy fences for that added sense of seclusion and peace. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. Home also features a tankless water heater. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met. It's the ideal home for making lasting memories with your loved ones. It's ideal for families seeking a peaceful neighborhood with convenient connections to Greenville and Spartanburg.

16. 2026-05-18
    listed $199,999 Active

    Show marketing remark (1197 chars)

    The Magnolia floorplan at The Maple in Inman, SC. We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. You will have a 2 car parking pad, and 1 car garage. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch, which comes with vinyl privacy fences for that added sense of seclusion and peace. Heading upstairs, you'll discover a luxurious primary bedroom equipped with a dual vanity sink, a walk-in shower, and a spacious walk-in closet. Home also features a tankless water heater. The upper floor is also home to two additional bedrooms, a full bath, and a conveniently located laundry room, ensuring all your needs are met. It's the ideal home for making lasting memories with your loved ones. It's ideal for families seeking a peaceful neighborhood with convenient connections to Greenville and Spartanburg.

ⓘ 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: $20,707
• − Mortgage interest: −$10,475
• − Property taxes: −$2,805
• − Insurance: −$935
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$1,524
• − Depreciation: −$5,440
• Taxable loss: −$3,785
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $235/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 townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a move-in-ready home with potential for further value enhancement through minor updates.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase property value
• Resale Landscaping improvements — Enhances curb appeal and can increase property value
• Both Add smart home features — Improves convenience and can increase property value
• Both Install smart thermostat — Saves energy and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Add smart home features — Improves convenience and can increase property value ↑
• Both Install smart thermostat — Saves energy and can increase property 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 01
• NCES district ID: 4503480
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $44,612
• Composite: 41.0/100
• National rank: #3590
• State rank: #14 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): 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $199,999 SPMLS
• 2026-05-18 Listed $199,999 Greater Greenville MLS