5 Pine Ln · Inman, SC 29349

$179,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

Built 1960 9,148 sqft lot Est $175k · 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 +13.5/30.0
• ARV discount +6.2/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What a neat 2 bedroom, 1 bath home walking distance to downtown Inman. This would make a great primary residence or an excellent rental property. The house has hardwood flooring throughout the living room and bedrooms, LVP in the kitchen, laundry and bath. The laundry room is huge. The inside and exterior was painted a year ago. Nice lot with a good backyard and located on a quiet street. Storage building is included. Make your appointment today before this one is gone!

Key facts

• Hardwood flooring
• Quiet street
• Lvp in kitchen

Tags

• HARDWOOD FLOORING
• LVP IN KITCHEN
• HUGE LAUNDRY ROOM
• GOOD BACKYARD
• QUIET STREET
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Paved parking; Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: See remarks for construction materials
• Exterior features: Outbuilding

Interior

• Kitchen: Electric range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Electric forced air heating
• Interior features: Electric water heater; Electric range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $8 ($91/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 $142k (21.3% below list).
• Recommended offer: $142k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); Inman Intermediate (math 43% / reading 39%, grade F, #72 of 229 statewide, top 32%, 330 students, 77% FRL); Chapman High (math 42% / reading 88%, grade B, #85 of 196 statewide, top 45%, 1,046 students, 59% FRL) — zoned schools average 79% FRL vs 45% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 693 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $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 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $180k implies a 150% gain — meaningful room to come down on a strong offer.

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 $141,617 (21.3% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Pine Ln	0.01mi	2/1.0	864 (-10%)	8mo	$173,000	$200	76
8 Jordan St	0.53mi	2/1.0	950 (-1%)	8mo	$190,000	$200	67
8 Bobo St	0.27mi	3/2.0 (+1)	1,080 (+12%)	6mo	$199,900	$185	52
10 Bobo St	0.27mi	3/2.0 (+1)	1,080 (+12%)	7mo	$190,000	$176	52
37 Bishop St	0.73mi	2/2.0	950 (-1%)	11mo	$118,000	$124	52
40 Bomar St	0.23mi	3/2.0 (+1)	1,089 (+13%)	9mo	$215,000	$197	51
5 Vehorn St	0.35mi	3/1.0 (+1)	1,100 (+15%)	7mo	$178,500	$162	49
20 E St	0.74mi	2/1.0	912 (-5%)	11mo	$145,000	$159	48
54 Lyman Rd	0.60mi	2/1.0	859 (-10%)	8mo	$49,000	$57	48
102 Gary Dr	0.52mi	2/2.0	1,100 (+15%)	6mo	$199,900	$182	42
60 N Humphrey St	0.63mi	2/1.0	824 (-14%)	11mo	$154,000	$187	38
1 Littlejohn St	0.68mi	2/1.5	1,080 (+12%)	11mo	$190,000	$176	37

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-30,433
• Equity at exit: $26,824

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-32,945
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $8

Break-even live

Break-even rent $1,407

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $58	+0% $8	+5% $-43	+10% $-94
Rent	-10% $-104	-5% $-48	+0% $8	+5% $64	+10% $119
Rate	-1.0pp $98	-0.5pp $53	base $8	+0.5pp $-39	+1.0pp $-86

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Pine Ln Inman, SC	2.0	1.0	864	$1,300	$1.50	11d	1	0.05mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,040	$0.99	19d	1	0.88mi
240 4th St Inman, SC	1.0–3.0	1.0–2.0	1356	$1,482	$1.09	3d	12	0.95mi

Listing history 6 events

1. 2026-05-25
   status Pending
2. 2026-04-16
   price $179,900
3. 2026-04-11
   price $185,000
4. 2026-03-03
   listed $195,000 Active
5. 2006-11-30
   soldstatus $72,000
6. 2003-02-01
   soldstatus $68,900

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 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: $16,994
• − Mortgage interest: −$10,077
• − Property taxes: −$1,114
• − Insurance: −$900
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$5,233
• Taxable loss: −$3,049
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $823/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

• Census place: Inman, SC
• 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

+161.1% since first listed

6 events — show timeline

• 2026-05-25 Pending — SPMLS
• 2026-04-16 Price Changed $179,900 SPMLS
• 2026-04-11 Price Changed $185,000 SPMLS
• 2026-03-03 Listed $195,000 SPMLS
• 2006-11-30 Sold (Public Records) $72,000 Public Records
• 2003-02-01 Sold (Public Records) $68,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,114 · +1.6% YoY. Source: county tax records.