Branson Plan · Inman, SC 29349

$217,900

3 bd · 2.5 ba · 1,306 sqft · SingleFamily · 144 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located in Inman, close to restaurants, shopping and the coming soon Saluda Grade Trail. Single family homes. USDA financing available.

Key facts

• Close to restaurants
• Centrally located
• Saluda grade trail

Tags

• CENTRALLY LOCATED
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• SALUDA GRADE TRAIL

🏗️ New construction. The $217,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,733.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (20.9% below list).
• Recommended offer: $172k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.7% in Inman — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1151 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 126d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 144 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,366 (20.9% 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 144 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $249,733
• List price: $217,900
• Delta: -12.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Beckfield Ln	0.25mi	3/2.0	1,308 (+0%)	1mo	$230,300	$176	85
310 Bellrock Rd	0.07mi	3/2.0	1,247 (-4%)	3mo	$245,899	$197	84
325 Bellrock Rd	0.14mi	3/2.0	1,247 (-4%)	1mo	$243,000	$195	84
321 Bellrock Rd	0.12mi	3/2.0	1,368 (+5%)	2mo	$260,350	$190	82
349 Bellrock Rd	0.18mi	3/2.0	1,247 (-4%)	0mo	$252,033	$202	82
411 Beckfield Ln	0.22mi	3/2.0	1,236 (-5%)	0mo	$224,210	$181	78
415 Beckfield Ln	0.23mi	3/2.0	1,216 (-7%)	0mo	$214,700	$177	75
341 Bellrock Rd	0.16mi	3/2.0	1,456 (+12%)	0mo	$261,670	$180	71
326 Bellrock Rd	0.12mi	3/2.0	1,456 (+12%)	3mo	$258,990	$178	70
333 Bellrock Rd	0.15mi	3/2.0	1,456 (+12%)	3mo	$264,885	$182	69
28 Ridge Rd	0.55mi	3/2.0	1,395 (+7%)	1mo	$125,000	$90	60
815 White Magnolia Dr	0.54mi	3/2.0	1,471 (+13%)	1mo	$280,000	$190	51

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: -28.4%
• Equity multiple: 0.06×
• Total profit: $-65,709
• Equity at exit: $37,236

10-year hold

• IRR: -33.0%
• Equity multiple: -0.36×
• Total profit: $-95,282
• Equity at exit: $21,592

Cash invested: $69,925 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 31 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $231,800 ($176/sqft)
• Median days on market: 144 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29349

• Home prices YoY: -31.8%
• Rents YoY: 1.8%
• Active inventory: 1151
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,746/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-364

Break-even live

Break-even rent $2,185

Max offer price $197,039

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-278	+0% $-364	+5% $-450	+10% $-537
Rent	-10% $-500	-5% $-432	+0% $-364	+5% $-296	+10% $-228
Rate	-1.0pp $-238	-0.5pp $-301	base $-364	+0.5pp $-429	+1.0pp $-495

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: $62,433
• Closing costs: $7,492
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Honda St Unit 118 Inman, SC	3.0	2.0	1600	$1,550	$0.97	55d	1	0.49mi
167 Brookview Dr Inman, SC	3.0	2.0	1590	$1,575	$0.99	125d	1	0.74mi
240 4th St Inman, SC	1.0–3.0	1.0–2.0	1356	$1,825	$1.35	0d	11	0.74mi
18 Ladson St Unit A Inman, SC	2.0	1.5	900	$1,350	$1.50	10d	1	1.03mi
9 Bridges St Inman, SC	2.0	1.0	900	$1,095	$1.22	130d	1	1.17mi
72 Blackstock Rd Inman, SC	2.0	2.0	1058	$1,625	$1.54	133d	1	1.28mi
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	162d	1	1.45mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,164	$1.11	1d	1	1.50mi

Property features AI

Finance

• Financial info: List price $217,900

Exterior

• Home design: Plan: BransonNew construction plan
• Construction: Built in 2026 (plan)Single-family property
• Exterior features: Living area approximately 1306

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Interior features: Open living area

Listing history 50 events

1. 2026-11-08
   days on market $217,900 Active 144 DOM
2. 2026-11-07
   days on market $217,900 Active 143 DOM
3. 2026-11-06
   days on market $217,900 Active 142 DOM
4. 2026-11-05
   days on market $217,900 Active 141 DOM
5. 2026-11-04
   days on market $217,900 Active 140 DOM
6. 2026-11-02
   days on market $217,900 Active 138 DOM
7. 2026-11-01
   days on market $217,900 Active 137 DOM
8. 2026-10-31
   days on market $217,900 Active 136 DOM
9. 2026-10-30
   days on market $217,900 Active 135 DOM
10. 2026-10-29
    days on market $217,900 Active 134 DOM
11. 2026-10-28
    days on market $217,900 Active 133 DOM
12. 2026-10-27
    days on market $217,900 Active 132 DOM
13. 2026-10-26
    days on market $217,900 Active 131 DOM
14. 2026-10-26
    days on market $217,900 Active 130 DOM
15. 2026-10-24
    days on market $217,900 Active 129 DOM
16. 2026-10-23
    days on market $217,900 Active 128 DOM
17. 2026-10-22
    days on market $217,900 Active 127 DOM
18. 2026-10-21
    days on market $217,900 Active 126 DOM
19. 2026-10-20
    days on market $217,900 Active 125 DOM
20. 2026-10-19
    days on market $217,900 Active 124 DOM
21. 2026-10-18
    days on market $217,900 Active 123 DOM
22. 2026-10-17
    days on market $217,900 Active 122 DOM
23. 2026-10-16
    days on market $217,900 Active 121 DOM
24. 2026-10-15
    days on market $217,900 Active 120 DOM
25. 2026-10-14
    days on market $217,900 Active 119 DOM
26. 2026-10-13
    days on market $217,900 Active 118 DOM
27. 2026-10-12
    days on market $217,900 Active 117 DOM
28. 2026-10-11
    days on market $217,900 Active 116 DOM
29. 2026-10-10
    days on market $217,900 Active 115 DOM
30. 2026-10-09
    days on market $217,900 Active 114 DOM
31. 2026-10-08
    days on market $217,900 Active 113 DOM
32. 2026-10-07
    days on market $217,900 Active 112 DOM
33. 2026-10-06
    days on market $217,900 Active 111 DOM
34. 2026-10-05
    days on market $217,900 Active 110 DOM
35. 2026-10-04
    days on market $217,900 Active 109 DOM
36. 2026-10-04
    days on market $217,900 Active 108 DOM
37. 2026-10-02
    days on market $217,900 Active 107 DOM
38. 2026-10-01
    days on market $217,900 Active 106 DOM
39. 2026-09-30
    days on market $217,900 Active 105 DOM
40. 2026-09-29
    days on market $217,900 Active 104 DOM
41. 2026-09-28
    days on market $217,900 Active 103 DOM
42. 2026-09-27
    days on market $217,900 Active 102 DOM
43. 2026-09-25
    days on market $217,900 Active 100 DOM
44. 2026-09-24
    days on market $217,900 Active 99 DOM
45. 2026-09-23
    days on market $217,900 Active 98 DOM
46. 2026-09-22
    days on market $217,900 Active 97 DOM
47. 2026-09-21
    days on market $217,900 Active 96 DOM
48. 2026-09-20
    days on market $217,900 Active 95 DOM
49. 2026-09-19
    days on market $217,900 Active 94 DOM
50. 2026-09-18
    days on market $217,900 Active 93 DOM

ⓘ 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: $20,684
• − Mortgage interest: −$13,989
• − Property taxes: −$3,746
• − Insurance: −$1,249
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$7,265
• Taxable loss: −$8,874
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-2,240/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,530–$19,590 screening

This home is in good condition with a good exterior and interior. It has a good layout and is ready for a fresh coat of paint and flooring updates to increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Inman Elementary C- SC #145/597 Nat'l #11,263/41,679 Middle T.e. Mabry Middle F SC #97/229 Nat'l #6,830/14,009 High Chapman High B SC #85/196 Nat'l #2,785/17,239

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

B Composite livability gradescore 74/100

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 · 325,495 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: 14% of renters

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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%

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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%
• Languages at home: 86% English-only · Russian/Polish/Slavic 7% Spanish 3% Other Asian/Pacific 2%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $217,900

Exterior

• Home design: Plan: BransonNew construction plan
• Construction: Built in 2026 (plan)Single-family property
• Exterior features: Living area approximately 1306

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Interior features: Open living area