64 E Main St · Inman, SC 29349-1605

$119,000

5 bd · 1.0 ba · 2,348 sqft · SingleFamily public records · 8 Days on market

Built 1857 0.63 ac lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

64 E. Main Street, Inman, SC 29349| 0.63 Acres A second propert could by built or a mobile home could sit there. Located just outside the Inman city limits in unincorporated Spartanburg County this 0.63-acre parcel offers investor and developer opportunity in the heart of the Inman corridor. Dual street frontage on both East Main Street (US 176) and Gosnell Avenue provides high visibility and two points of access. Lot may have subdivision potential buyer to verify with Spartanburg County. On the property sits an 1857-built, 2,348 sq ft, 5-bedroom house sold strictly as-is, in need of full renovation or redevelopment. Hardwood floors and original construction details remain. Public water. Septic system. High-speed fiber internet available. Level lot with existing asphalt and gravel drives, covered porch, and rear shed. Surrounded by established businesses and residentials, and minutes from downtown Inman and I-26. Cash only. Seller

Key facts

• Level lot
• Dual street access
• High visibility

Tags

• DUAL STREET ACCESS
• HIGH VISIBILITY
• PUBLIC WATER
• SEPTIC SYSTEM
• HIGH-SPEED FIBER INTERNET
• LEVEL LOT

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Detached 1-car garage; Additional/see remarks garage info; Driveway is gravel and paved asphalt
• Utilities: Public water; Septic sewer; Electric water heater; Electric heating system (forced air); Private garbage pickup
• Home design: 1½-story residence; Property over 50 years old; Outbuilding with water
• Construction: Composition shingle roof; Crawl space foundation; Hardboard siding construction
• Exterior features: Front porch; Hardboard siding; Level lot

Interior

• Kitchen: Kitchen approx. 17 x 15; Refrigerator; Stand-alone electric range
• Bedrooms: Primary bedroom on the main level (approx. 17 x 15); Second bedroom (approx. 17 x 15); Third bedroom (approx. 23 x 15); Fourth bedroom (approx. 17 x 23); Fifth bedroom/room (approx. 17 x 7); Four bedrooms on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central forced cooling; Electric water heater
• Interior features: Solid surface countertops; No fireplace; Front porch
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 9.0% 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: 1 active listings in the ZIP; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% local appreciation)).
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago 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.
• Current owner paid $60k; list at $119k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1857 — 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 $119,000

Questions for the listing agent

1. Built in 1857 — 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: 1.11% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $319,328
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 E Main St	0.00mi	5/1.0	2,348 (0%)	1mo	$100,000	$43	100
410 Admiral Dr Unit CLE 102	0.63mi	4/3.5 (-1)	2,595 (+10%)	0mo	$398,997	$154	38
411 Brock St	0.46mi	4/2.0 (-1)	2,025 (-14%)	13mo	$235,000	$116	36
1735 Watersail Ln Unit CLE 47	0.75mi	5/3.5	2,523 (+8%)	18mo	$344,000	$136	28
1735 Watersail Ln	0.75mi	5/3.5	2,523 (+8%)	18mo	$344,000	$136	28

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: 16.4%
• Equity multiple: 1.94×
• Total profit: $31,245
• Equity at exit: $53,508

10-year hold

• IRR: 18.0%
• Equity multiple: 3.63×
• Total profit: $87,524
• Equity at exit: $82,462

Cash invested: $33,320 (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 29349-1605

• Active inventory: 1
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $266

Break-even live

Break-even rent $981

Max offer price $119,000

Occupancy floor 75%

Sensitivity live

Price	-10% $333	-5% $299	+0% $266	+5% $232	+10% $198
Rent	-10% $162	-5% $214	+0% $266	+5% $318	+10% $370
Rate	-1.0pp $326	-0.5pp $296	base $266	+0.5pp $235	+1.0pp $203

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-12
   status Pending 946-char remark

   Show marketing remark (946 chars)

   64 E. Main Street, Inman, SC 29349| 0.63 Acres A second propert could by built or a mobile home could sit there. Located just outside the Inman city limits in unincorporated Spartanburg County this 0.63-acre parcel offers investor and developer opportunity in the heart of the Inman corridor. Dual street frontage on both East Main Street (US 176) and Gosnell Avenue provides high visibility and two points of access. Lot may have subdivision potential buyer to verify with Spartanburg County. On the property sits an 1857-built, 2,348 sq ft, 5-bedroom house sold strictly as-is, in need of full renovation or redevelopment. Hardwood floors and original construction details remain. Public water. Septic system. High-speed fiber internet available. Level lot with existing asphalt and gravel drives, covered porch, and rear shed. Surrounded by established businesses and residentials, and minutes from downtown Inman and I-26. Cash only. Seller

2. 2026-05-12
   status Pending

   Show marketing remark (946 chars)

   64 E. Main Street, Inman, SC 29349| 0.63 Acres A second propert could by built or a mobile home could sit there. Located just outside the Inman city limits in unincorporated Spartanburg County this 0.63-acre parcel offers investor and developer opportunity in the heart of the Inman corridor. Dual street frontage on both East Main Street (US 176) and Gosnell Avenue provides high visibility and two points of access. Lot may have subdivision potential buyer to verify with Spartanburg County. On the property sits an 1857-built, 2,348 sq ft, 5-bedroom house sold strictly as-is, in need of full renovation or redevelopment. Hardwood floors and original construction details remain. Public water. Septic system. High-speed fiber internet available. Level lot with existing asphalt and gravel drives, covered porch, and rear shed. Surrounded by established businesses and residentials, and minutes from downtown Inman and I-26. Cash only. Seller

3. 2026-05-03
   listed $119,000 Active
4. 2026-04-30
   listed $119,000 Active 946-char remark

   Show marketing remark (946 chars)

   64 E. Main Street, Inman, SC 29349| 0.63 Acres A second propert could by built or a mobile home could sit there. Located just outside the Inman city limits in unincorporated Spartanburg County this 0.63-acre parcel offers investor and developer opportunity in the heart of the Inman corridor. Dual street frontage on both East Main Street (US 176) and Gosnell Avenue provides high visibility and two points of access. Lot may have subdivision potential buyer to verify with Spartanburg County. On the property sits an 1857-built, 2,348 sq ft, 5-bedroom house sold strictly as-is, in need of full renovation or redevelopment. Hardwood floors and original construction details remain. Public water. Septic system. High-speed fiber internet available. Level lot with existing asphalt and gravel drives, covered porch, and rear shed. Surrounded by established businesses and residentials, and minutes from downtown Inman and I-26. Cash only. Seller

5. 2026-04-23
   soldstatus $60,000
6. 2008-11-03
   soldstatus $30,000
7. 2008-10-29
   soldstatus $30,000 40-char remark

   Show marketing remark (40 chars)

   Sold "As Is" Good Investment.

8. 2008-10-29
   soldstatus $30,000

   Show marketing remark (40 chars)

   Sold "As Is" Good Investment.

9. 2008-10-17
   historical 40-char remark

   Show marketing remark (40 chars)

   Sold "As Is" Good Investment.

10. 2008-07-31
    listed $26,000 40-char remark

    Show marketing remark (40 chars)

    Sold "As Is" Good Investment.

11. 2008-06-30
    listed $26,000
12. 1990-03-01
    soldstatus $21,000

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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 3/10 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,810
• − Mortgage interest: −$6,666
• − Property taxes: −$1,218
• − Insurance: −$595
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,462
• Taxable income: $1,339
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,866/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+466.7% since first listed

12 events — show timeline

• 2026-05-12 Pending — SPMLS
• 2026-05-12 Pending — Greater Greenville MLS
• 2026-05-03 Listed $119,000 Greater Greenville MLS
• 2026-04-30 Listed $119,000 SPMLS
• 2026-04-23 Sold (Public Records) $60,000 Public Records
• 2008-11-03 Sold (Public Records) $30,000 Public Records
• 2008-10-29 Sold (MLS) $30,000 SPMLS
• 2008-10-29 Sold (MLS) $30,000 Greater Greenville MLS
• 2008-10-17 Listing Removed — Greater Greenville MLS
• 2008-07-31 Listed $26,000 Greater Greenville MLS
• 2008-06-30 Listed $26,000 SPMLS
• 1990-03-01 Sold (Public Records) $21,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,218 · +1.1% YoY. Source: county tax records.