1276 Cattleman Acres Dr · Inman, SC 29349

$180,999

3 bd · 2.5 ba · 1,423 sqft · Townhouse · 16 Days on market

Built 2026 Good condition Est $192k · 6% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +10.1/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The first level of this two-story townhome is host to a spacious open floorplan shared between the kitchen, Great Room and breakfast nook. Access to a patio makes indoor-outdoor living and entertaining simple. All three bedrooms are found upstairs, including the luxe owner's suite which features an en-suite bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Walk-in closet
• Open floorplan

Tags

• OPEN FLOORPLAN
• PATIO
• INDOOR-OUTDOOR LIVING
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: 1 covered garage space; 1 parking space total
• Home design: Single-family home (Chestnut plan); New construction (Spec)
• Exterior features: Living area approximately 1,423

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Spec-built Chestnut plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $181k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $175k (3.5% below list).
• Recommended offer: $175k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.3% 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.
• Market conditions: Rents rising (+1.8%/yr); 693 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 $5k 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 16 days — a 2% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,698 (3.5% 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. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.6

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	0.06mi	3/2.5	1,423 (0%)	1mo	$197,000	$138	96
1354 Cattleman Acres Dr Unit MT 37 Chestnut A	0.08mi	3/2.5	1,423 (0%)	1mo	$193,999	$136	96
1358 Cattleman Acres Dr Unit MT 38 Chestnut B	0.08mi	3/2.5	1,423 (0%)	1mo	$195,000	$137	95
1382 Cattleman Acres Dr Unit MT 44 Chestnut BEL	0.11mi	3/2.5	1,423 (0%)	2mo	$190,000	$134	94
1366 Cattleman Acres Dr Unit MT 40 Magnolia BEL	0.09mi	3/2.5	1,403 (-1%)	0mo	$190,000	$135	93
1362 Cattleman Acres Dr Unit MT 39 Magnolia A	0.09mi	3/2.5	1,403 (-1%)	1mo	$199,999	$143	93
1366 Whispering Willow Ct Unit MT 40 Magnolia BEL	0.11mi	3/2.5	1,403 (-1%)	0mo	$190,000	$135	93
1370 Cattleman Acres Dr Unit MT 41 Magnolia AER	0.09mi	3/2.5	1,403 (-1%)	1mo	$186,799	$133	93
3108 Whispering Willow Ct Unit MT 59 Chestnut B	0.11mi	3/2.5	1,423 (0%)	4mo	$179,999	$126	92
1406 Cattleman Acres Dr Unit MT 49 Chestnut A	0.13mi	3/2.5	1,423 (0%)	4mo	$181,999	$128	91
1414 Cattleman Acres Dr Unit MT 51 Magnolia A	0.14mi	3/2.5	1,403 (-1%)	1mo	$177,000	$126	90
1398 Cattleman Acres Dr Unit MT 47 Magnolia A	0.13mi	3/2.5	1,403 (-1%)	3mo	$181,099	$129	89

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-23,172
• Equity at exit: $26,988

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-17,885
• Equity at exit: $15,649

Cash invested: $50,680 (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: 693
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$949
• Tax est. 1.5%: −$226 /mo · $2,715/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $129

Break-even live

Break-even rent $1,583

Max offer price $180,999

Occupancy floor 88%

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: $45,250
• Closing costs: $5,430
• 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	21d	1	1.00mi

Listing history 13 events

1. 2026-06-18
   days on market $180,999 Active 16 DOM
2. 2026-06-17
   days on market $180,999 Active 15 DOM
3. 2026-06-16
   days on market $180,999 Active 14 DOM
4. 2026-06-15
   days on market $180,999 Active 13 DOM
5. 2026-06-14
   days on market $180,999 Active 11 DOM
6. 2026-06-13
   days on market $180,999 Active 10 DOM
7. 2026-06-10
   days on market $180,999 Active 8 DOM
8. 2026-06-09
   days on market $180,999 Active 7 DOM
9. 2026-06-08
   days on market $180,999 Active 6 DOM
10. 2026-06-07
    days on market $180,999 Active 5 DOM
11. 2026-06-05
    days on market $180,999 Active 2 DOM
12. 2026-06-03
    remarks 337-char remark
13. 2026-06-03
    listed $180,999 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: $20,964
• − Mortgage interest: −$10,139
• − Property taxes: −$2,715
• − Insurance: −$905
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,265
• Taxable loss: −$1,415
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,891/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 two-story townhome is in excellent condition with a good condition score of 80. It features a spacious open floorplan, modern finishes, and a well-maintained exterior. The home is move-in ready and would benefit from a fresh coat of paint on the exterior and updated flooring in the bathrooms to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Upgrading the flooring in the bathrooms — Modernizes the space 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 Upgrading the flooring in the bathrooms — Modernizes the space 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