1366 Cattleman Acres Dr Unit MT 40 Magnolia BEL · Inman, SC 29349

$195,799

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 96 Days on market

Built 2025 7,840 sqft lot Est $189k · at est. $127/mo HOA · 7% of rent ↓ 10% since listing

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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 +10.5/30.0
• ARV discount +6.0/15.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Magnolia floorplan at The Maple in Inman, SC. We are thrilled to introduce you to the Magnolia floorplan, which boasts a generous 1405 square feet of living space. You will have a 2 car parking pad, and 1 car garage. As you step inside, you'll be greeted by an open-concept first floor featuring a spacious great room with vinyl flooring that seamlessly flows into your main kitchen and breakfast area. The kitchen is a chef's delight, complete with quartz countertops, a stylish tile backsplash, and modern stainless-steel appliances. Imagine spending tranquil afternoons on your back porch, which comes with vinyl privacy fences for that added sense of seclusion and peace. Heading upstairs, y

Key facts

• Quartz countertops
• Vinyl flooring
• Back porch

Tags

• OPEN-CONCEPT FIRST FLOOR
• VINYL FLOORING
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS-STEEL APPLIANCES
• BACK PORCH

Property features AI

Finance

• HOA & community: Homeowners association present; HOA does not include additional services; Community amenities include common areas, lighting, and a pool

Exterior

• Parking: Attached garage with door opener; Garage capacity: 2; Paved driveway
• Utilities: Public water; Public sewer available; Natural gas service; Private garbage pickup
• Home design: Two-story home; Built by Lennar; Estimated completion 2026; Under construction; Slab foundation
• Construction: Approximate year built: 2025; Slab foundation; Vinyl siding; Composition shingle roof
• Exterior features: Tilt-out windows; Vinyl/aluminum trim; Vinyl siding; Composition shingle roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range (stand-alone); Built-in microwave; 10 x 10 kitchen
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower (no tub), and walk-in closet; Bedroom sizes: Primary 14 x 11; Bedroom 2 10 x 10; Bedroom 3 10 x 13; Bedroom 4 11 x 10
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling; Gas water heater
• Interior features: Smooth ceilings; Open floor plan; Smoke detector; Quartz countertops; Other countertop material; Walk-in pantry
• Laundry & utility: Laundry on 2nd floor; Walk-in laundry; Dryer electric hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $196k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (10.8% below list).
• Recommended offer: $175k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: James H. Hendrix Elementary (math 55% / reading 45%, grade D+, #163 of 597 statewide, top 28%, 694 students, 89% FRL) — zoned schools average 89% FRL vs 44% district-wide (44 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 $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 96 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,575 (10.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $189,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1366 Cattleman Acres Dr Unit MT 40 Magnolia BEL	0.00mi	3/2.5	1,403 (0%)	0mo	$190,000	$135	100
1362 Cattleman Acres Dr Unit MT 39 Magnolia A	0.00mi	3/2.5	1,403 (0%)	1mo	$199,999	$143	99
1370 Cattleman Acres Dr Unit MT 41 Magnolia AER	0.01mi	3/2.5	1,403 (0%)	1mo	$186,799	$133	99
1358 Cattleman Acres Dr Unit MT 38 Chestnut B	0.01mi	3/2.5	1,423 (+1%)	1mo	$195,000	$137	96
1414 Cattleman Acres Dr Unit MT 51 Magnolia A	0.06mi	3/2.5	1,403 (0%)	1mo	$177,000	$126	96
1354 Cattleman Acres Dr Unit MT 37 Chestnut A	0.01mi	3/2.5	1,423 (+1%)	1mo	$193,999	$136	96
1338 Cattleman Acres Dr Unit MT 33 Chestnut AER	0.03mi	3/2.5	1,423 (+1%)	1mo	$197,000	$138	96
1382 Cattleman Acres Dr Unit MT 44 Chestnut BEL	0.02mi	3/2.5	1,423 (+1%)	2mo	$190,000	$134	96
1398 Cattleman Acres Dr Unit MT 47 Magnolia A	0.04mi	3/2.5	1,403 (0%)	3mo	$181,099	$129	95
1366 Whispering Willow Ct Unit MT 40 Magnolia BEL	0.15mi	3/2.5	1,403 (0%)	0mo	$190,000	$135	93
1406 Cattleman Acres Dr Unit MT 49 Chestnut A	0.04mi	3/2.5	1,423 (+1%)	4mo	$181,999	$128	92
3108 Whispering Willow Ct Unit MT 59 Chestnut B	0.15mi	3/2.5	1,423 (+1%)	4mo	$179,999	$126	88

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: -21.4%
• Equity multiple: 0.27×
• Total profit: $-40,155
• Equity at exit: $29,194

10-year hold

• IRR: -18.3%
• Equity multiple: 0.07×
• Total profit: $-51,234
• Equity at exit: $16,929

Cash invested: $54,824 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$1,027
• Tax est. 1.5%: −$245 /mo · $2,937/yr
• Insurance: −$82
• HOA: −$127
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-101

Break-even live

Break-even rent $1,874

Max offer price $181,187

Occupancy floor —

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: $48,950
• Closing costs: $5,874
• 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	1.09mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-05
   price $195,799
3. 2026-04-21
   price $207,799
4. 2026-03-27
   price $204,999
5. 2026-03-19
   price $208,999
6. 2026-02-19
   price $209,999
7. 2026-02-17
   price $199,999
8. 2026-02-11
   listed $216,999 Active

ⓘ 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: $20,949
• − Mortgage interest: −$10,968
• − Property taxes: −$2,937
• − Insurance: −$979
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$1,524
• − Depreciation: −$5,696
• Taxable loss: −$4,507
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $-130/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 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

Price history

-9.8% since first listed

8 events — show timeline

• 2026-05-18 Pending — Greater Greenville MLS
• 2026-05-05 Price Changed $195,799 Greater Greenville MLS
• 2026-04-21 Price Changed $207,799 Greater Greenville MLS
• 2026-03-27 Price Changed $204,999 Greater Greenville MLS
• 2026-03-19 Price Changed $208,999 Greater Greenville MLS
• 2026-02-19 Price Changed $209,999 Greater Greenville MLS
• 2026-02-17 Price Changed $199,999 Greater Greenville MLS
• 2026-02-11 Listed $216,999 Greater Greenville MLS