747 N Main St · Inman, SC 29349

$169,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 7 Days on market

Built 1955 0.73 ac lot Est $271k · 38% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time and discover the charm of this vintage three-bedroom, two bath home offering 1432sqft of comfortable living space. Full of character and timeless appeal, this home features a bright and inviting sunroom to enjoy that morning coffee. Situated on a large lot the property provides plenty of room for gardening or those back yard games. Three storage buildings to offer abundant space for tools, hobbies and storage. Conveniently located just minutes from downtown Inman. This home is ready for you to add your personal touch. The home is being SOLD AS IS!

Key facts

• Large lot
• Sunroom
• Storage buildings

Tags

• SUNROOM
• LARGE LOT
• STORAGE BUILDINGS
• MINUTES FROM DOWNTOWN INMAN

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved asphalt driveway
• Utilities: Public water (and other/see remarks); Septic sewer; Electric water heater; Private garbage pickup
• Home design: Single-story residence; Built circa 1955; Crawl space foundation
• Construction: Vinyl siding exterior; Architectural shingle roof; Crawl space foundation; Approximately built in 1955
• Exterior features: Architectural roof; Vinyl siding; Level to gently sloped lot with some trees; Outbuilding for storage

Interior

• Kitchen: Kitchen approx. 13 x 13; Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the main level with full bath (approx. 16 x 11); Second bedroom approx. 11 x 11; Third bedroom approx. 12 x 12
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Wall furnace; Central forced cooling; Wall/window cooling units
• Interior features: Solid surface countertops; Walk-in closet; Sun room; No fireplace
• Laundry & utility: Laundry on the first floor with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 9.2% 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 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: Inman Elementary (math 57% / reading 47%, grade C-, #145 of 597 statewide, top 26%, 615 students, 100% FRL) — zoned schools average 100% FRL vs 45% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $270,648
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
747 N Main St	0.00mi	3/2.0	1,432 (0%)	0mo	$162,500	$113	96
329 Bellrock Rd	0.39mi	3/2.0	1,456 (+2%)	0mo	$275,080	$189	75
651 N Main St	0.10mi	3/2.0	1,503 (+5%)	11mo	$245,000	$163	74
317 Bellrock Rd	0.40mi	3/2.0	1,456 (+2%)	1mo	$263,990	$181	74
12 Nichols Dr	0.48mi	3/2.0	1,458 (+2%)	12mo	$275,000	$189	61
901 Lyday Ln	0.34mi	3/2.0	1,550 (+8%)	20mo	$310,000	$200	50
151 Inn View Dr	0.59mi	3/2.0	1,322 (-8%)	12mo	$270,000	$204	46
111 Beechwood Dr	0.48mi	3/2.0	1,544 (+8%)	22mo	$295,000	$191	42
29 Canaday St	0.64mi	2/1.0 (-1)	1,250 (-13%)	13mo	$235,000	$188	33
4 1st St St	0.75mi	3/2.0	1,250 (-13%)	16mo	$199,900	$160	27

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,160
• Equity at exit: $25,198

10-year hold

• IRR: 6.7%
• Equity multiple: 1.47×
• Total profit: $22,392
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $415

Break-even live

Break-even rent $1,257

Max offer price $169,000

Occupancy floor 72%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 4th St Inman, SC	1.0–3.0	1.0–2.0	1356	$1,830	$1.35	3d	12	0.90mi

Listing history 4 events

1. 2026-05-22
   status Pending 571-char remark

   Show marketing remark (571 chars)

   Step back in time and discover the charm of this vintage three-bedroom, two bath home offering 1432sqft of comfortable living space. Full of character and timeless appeal, this home features a bright and inviting sunroom to enjoy that morning coffee. Situated on a large lot the property provides plenty of room for gardening or those back yard games. Three storage buildings to offer abundant space for tools, hobbies and storage. Conveniently located just minutes from downtown Inman. This home is ready for you to add your personal touch. The home is being SOLD AS IS!

2. 2026-05-22
   status Pending

   Show marketing remark (571 chars)

   Step back in time and discover the charm of this vintage three-bedroom, two bath home offering 1432sqft of comfortable living space. Full of character and timeless appeal, this home features a bright and inviting sunroom to enjoy that morning coffee. Situated on a large lot the property provides plenty of room for gardening or those back yard games. Three storage buildings to offer abundant space for tools, hobbies and storage. Conveniently located just minutes from downtown Inman. This home is ready for you to add your personal touch. The home is being SOLD AS IS!

3. 2026-05-16
   listed $169,000 Active 571-char remark

   Show marketing remark (571 chars)

   Step back in time and discover the charm of this vintage three-bedroom, two bath home offering 1432sqft of comfortable living space. Full of character and timeless appeal, this home features a bright and inviting sunroom to enjoy that morning coffee. Situated on a large lot the property provides plenty of room for gardening or those back yard games. Three storage buildings to offer abundant space for tools, hobbies and storage. Conveniently located just minutes from downtown Inman. This home is ready for you to add your personal touch. The home is being SOLD AS IS!

4. 2026-05-15
   listed $169,000 Active

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$524/yr (+$44/mo · 119.5%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,396
• − Mortgage interest: −$9,467
• − Property taxes: −$439
• − Insurance: −$845
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,916
• Taxable income: $2,306
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $4,430/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 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 — 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

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — SPMLS
• 2026-05-22 Pending — Greater Greenville MLS
• 2026-05-16 Listed $169,000 SPMLS
• 2026-05-15 Listed $169,000 Greater Greenville MLS

Property tax history

+4.9%/yr

Latest (2025): $439 · +2.3% YoY. Source: county tax records.