272 Wolfe Ln · Inman, SC 29349

$210,000

3 bd · 2.5 ba · 1,071 sqft · SingleFamily public records · 65 Days on market

Built 1990 0.59 ac lot Est $208k · 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 +14.4/30.0
• ARV discount +7.0/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on . 59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek. Call me today for your personal showing.

Key facts

• 0.59 acre lot
• Listed 65 days

Property features AI

Finance

• HOA & community: No HOA fees; Community amenities: See remarks / other

Exterior

• Parking: Paved driveway
• Utilities: Private co-op water; Electric water heater; Public sewer; Public garbage pickup; No garage
• Home design: Single-story home; Approximate age 31–50 years; Vinyl siding exterior
• Construction: Composition shingle roof; Crawl space foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Kitchen approx. 13 x 11; Dishwasher; Electric oven; Built-in microwave
• Bedrooms: Three bedrooms on the main level; Primary bedroom with full bath; Primary bedroom approx. 14 x 11; Second bedroom approx. 11 x 11; Third bedroom approx. 10 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central forced cooling
• Interior features: Laminate countertops; See remarks / other
• Laundry & utility: Closet-style laundry (in kitchen area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $41 ($497/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 $168k (20.1% below list).
• Recommended offer: $168k (20.1% 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 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); 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 77% FRL vs 45% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 700 active listings in the ZIP; 8 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

• It's been on market 65 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• 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 $167,895 (20.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $207,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Blueberry Ln	0.16mi	3/1.5	1,056 (-1%)	9mo	$205,000	$194	79
400 Mason Rd	0.25mi	3/1.5	1,064 (-1%)	11mo	$214,900	$202	74
304 Mason Rd	0.24mi	3/1.5	1,056 (-1%)	11mo	$205,000	$194	74
20 Culp St	0.43mi	3/2.0	1,119 (+4%)	3mo	$230,000	$206	68
603 Ezra Ct	0.30mi	3/2.0	1,162 (+8%)	2mo	$225,000	$194	68
5 Vehorn St	0.39mi	3/1.0	1,100 (+3%)	7mo	$178,500	$162	66
68 Buice st St	0.38mi	2/2.0 (-1)	1,138 (+6%)	8mo	$200,000	$176	58
8 Jordan St	0.15mi	2/1.0 (-1)	950 (-11%)	8mo	$190,000	$200	56
15 H St	0.66mi	2/1.0 (-1)	1,030 (-4%)	1mo	$194,900	$189	51
10 G	0.73mi	2/2.0 (-1)	1,056 (-1%)	10mo	$165,000	$156	49
3139 Lorenzo Ct	0.67mi	3/2.0	1,225 (+14%)	0mo	$250,000	$204	43
20 E St	0.74mi	2/1.0 (-1)	912 (-15%)	11mo	$145,000	$159	21

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-33,486
• Equity at exit: $31,312

10-year hold

• IRR: -10.0%
• Equity multiple: 0.42×
• Total profit: $-34,162
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $41

Break-even live

Break-even rent $1,626

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $101	+0% $41	+5% $-18	+10% $-77
Rent	-10% $-91	-5% $-25	+0% $41	+5% $108	+10% $174
Rate	-1.0pp $147	-0.5pp $95	base $41	+0.5pp $-13	+1.0pp $-68

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	23d	1	0.24mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,164	$1.11	21d	1	0.38mi
3 Pine Ln Inman, SC	2.0	1.0	864	$1,300	$1.50	12d	1	0.65mi
2003 Brother Arthur Trl Inman, SC	3.0	2.0–2.5	1301	$1,570	$1.21	13d	4	0.86mi
2034 Brother Arthur Trl Inman, SC	3.0	2.0	1129	$1,545	$1.37	13d	1	0.90mi
2036 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,595	$1.08	13d	1	0.91mi
2039 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,695	$1.15	13d	1	0.94mi
240 4th St Inman, SC	1.0–3.0	1.0–2.0	1356	$1,830	$1.35	5d	12	0.95mi

Listing history 31 events

1. 2026-06-22
   days on market $210,000 Active 65 DOM
2. 2026-06-18
   days on market $210,000 Active 62 DOM
3. 2026-06-17
   days on market $210,000 Active 61 DOM
4. 2026-06-16
   days on market $210,000 Active 60 DOM
5. 2026-06-15
   days on market $210,000 Active 59 DOM
6. 2026-06-13
   days on market $210,000 Active 57 DOM
7. 2026-06-10
   days on market $210,000 Active 54 DOM
8. 2026-06-09
   days on market $210,000 Active 53 DOM
9. 2026-06-08
   days on market $210,000 Active 52 DOM
10. 2026-06-07
    pricedays on market $210,000 Active 51 DOM
11. 2026-06-03
    days on market $220,000 Active 47 DOM
12. 2026-06-03
    days on market $220,000 Active 46 DOM
13. 2026-06-01
    days on market $220,000 Active 45 DOM
14. 2026-05-31
    days on market $220,000 Active 44 DOM
15. 2026-04-17
    listed $220,000 Active
16. 2026-04-06
    soldstatus $210,000
17. 2020-09-02
    soldstatus $135,000
18. 2020-08-31
    soldstatus $135,000 Sold In-House 838-char remark

    Show marketing remark (806 chars)

    Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on .59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek.

19. 2020-08-31
    soldstatus $135,000 Sold 806-char remark

    Show marketing remark (806 chars)

    Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on .59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek.

20. 2020-07-13
    historical Contingency Contract 806-char remark

    Show marketing remark (838 chars)

    Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on . 59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek. Call me today for your personal showing.

21. 2020-07-13
    historical Sale with Right of Refusal 838-char remark

    Show marketing remark (838 chars)

    Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on . 59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek. Call me today for your personal showing.

22. 2020-07-10
    listed $133,900 Active 838-char remark

    Show marketing remark (806 chars)

    Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on .59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek.

23. 2020-07-10
    listed $133,900 Active 806-char remark

    Show marketing remark (806 chars)

    Fabulous and well-maintained home in the Heart of Inman! This home features 3 bedrooms and 2 full baths located on .59 acre lot and a quiet cul-de-sac. As you walk up to the rocking chair front porch you will love being in the cul-de-sac of this neighborhood. As you enter the home you have a large den area that is open to the spacious kitchen area. Enjoy cooking with plenty of counter space for your food preparation. All the appliances will remain including the refrigerator. The Master bedroom is spacious with a large closet and the master bath has a nice size vanity and a walk-in shower. The other 2 bedrooms are also spacious with nice size closets. Outback has large walk-in storage under the home for all your outdoor equipment and a shady nice large back yard that goes to the creek.

24. 2010-01-13
    soldstatus $80,000
25. 2010-01-12
    soldstatus $80,000
26. 2009-11-24
    listed $86,900
27. 2009-10-01
    soldstatus $44,000
28. 2009-09-30
    soldstatus $44,000
29. 2009-09-14
    listed $44,900
30. 1998-09-01
    soldstatus $67,500
31. 1992-06-01
    soldstatus $45,000

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$43/yr (+$4/mo · 3.7%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,147
• − Mortgage interest: −$11,763
• − Property taxes: −$1,154
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$6,109
• Taxable loss: −$3,153
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $1,254/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

+388.9% since first listed

17 events — show timeline

• 2026-04-17 Listed $220,000 Greater Greenville MLS
• 2026-04-06 Sold (Public Records) $210,000 Public Records
• 2020-09-02 Sold (Public Records) $135,000 Public Records
• 2020-08-31 Sold (MLS) $135,000 Greater Greenville MLS
• 2020-08-31 Sold (MLS) $135,000 SPMLS
• 2020-07-13 Contingent — Greater Greenville MLS
• 2020-07-13 Contingent — SPMLS
• 2020-07-10 Listed $133,900 Greater Greenville MLS
• 2020-07-10 Listed $133,900 SPMLS
• 2010-01-13 Sold (Public Records) $80,000 Public Records
• 2010-01-12 Sold (MLS) $80,000 SPMLS
• 2009-11-24 Listed $86,900 SPMLS
• 2009-10-01 Sold (Public Records) $44,000 Public Records
• 2009-09-30 Sold (MLS) $44,000 SPMLS
• 2009-09-14 Listed $44,900 SPMLS
• 1998-09-01 Sold (Public Records) $67,500 Public Records
• 1992-06-01 Sold (Public Records) $45,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,154 · +0.9% YoY. Source: county tax records.