Branson Plan · Inman, SC 29349

$217,900

3 bd · 2.5 ba · 1,306 sqft · SingleFamily · 99 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 +6.8/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• 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 — $256,305.

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 $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.2% below list).
• Recommended offer: $174k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.6% 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); 1028 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 80d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $8k 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 99 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,945 (20.2% 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 99 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $256,305
• List price: $217,900
• Delta: -14.98%
• 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
310 Bellrock Rd	0.07mi	3/2.0	1,247 (-4%)	2mo	$245,899	$197	86
314 Bellrock Rd	0.08mi	3/2.0	1,368 (+5%)	2mo	$260,850	$191	85
321 Bellrock Rd	0.12mi	3/2.0	1,368 (+5%)	1mo	$260,350	$190	84
326 Bellrock Rd	0.12mi	3/2.0	1,456 (+12%)	2mo	$258,990	$178	72
333 Bellrock Rd	0.15mi	3/2.0	1,456 (+12%)	2mo	$264,885	$182	70
329 Bellrock Rd	0.14mi	3/2.0	1,456 (+12%)	3mo	$275,080	$189	70
317 Bellrock Rd	0.12mi	3/2.0	1,456 (+12%)	4mo	$263,990	$181	70
151 Inn View Dr	0.44mi	3/2.0	1,322 (+1%)	15mo	$270,000	$204	63
747 N Main St	0.36mi	3/2.0	1,432 (+10%)	4mo	$162,500	$113	62
2 2nd Street St	0.60mi	3/2.0	1,374 (+5%)	7mo	$209,900	$153	56
17 1st St	0.50mi	3/1.0	1,115 (-15%)	4mo	$199,900	$179	43
21 2nd St	0.55mi	3/2.0	1,462 (+12%)	16mo	$260,000	$178	39

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: -29.1%
• Equity multiple: 0.04×
• Total profit: $-68,890
• Equity at exit: $38,216

10-year hold

• IRR: -35.0%
• Equity multiple: -0.40×
• Total profit: $-100,829
• Equity at exit: $22,161

Cash invested: $71,765 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 26 under contract
• Months of supply: 9.5 mo (10%/mo absorbed)
• Median asking: $234,700 ($176/sqft)
• Median days on market: 99 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +11.5% above 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: 1028
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$1,344
• Tax est. 1.5%: −$320 /mo · $3,845/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-397

Break-even live

Break-even rent $2,242

Max offer price $198,844

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-309	+0% $-397	+5% $-486	+10% $-574
Rent	-10% $-535	-5% $-466	+0% $-397	+5% $-328	+10% $-260
Rate	-1.0pp $-268	-0.5pp $-332	base $-397	+0.5pp $-464	+1.0pp $-531

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: $64,076
• Closing costs: $7,689
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	9d	1	0.49mi
167 Brookview Dr Inman, SC	3.0	2.0	1590	$1,575	$0.99	80d	1	0.74mi
240 4th St Inman, SC	1.0–3.0	1.0–2.0	1356	$1,850	$1.36	0d	16	0.74mi
9 Bridges St Inman, SC	2.0	1.0	900	$1,095	$1.22	85d	1	1.17mi
72 Blackstock Rd Inman, SC	2.0	2.0	1058	$1,625	$1.54	88d	1	1.28mi
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	117d	1	1.45mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,164	$1.11	5d	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. 2026-09-24
   days on market $217,900 Active 99 DOM
2. 2026-09-23
   days on market $217,900 Active 98 DOM
3. 2026-09-22
   days on market $217,900 Active 97 DOM
4. 2026-09-21
   days on market $217,900 Active 96 DOM
5. 2026-09-20
   days on market $217,900 Active 95 DOM
6. 2026-09-19
   days on market $217,900 Active 94 DOM
7. 2026-09-18
   days on market $217,900 Active 93 DOM
8. 2026-09-17
   days on market $217,900 Active 92 DOM
9. 2026-09-16
   days on market $217,900 Active 91 DOM
10. 2026-09-15
    days on market $217,900 Active 90 DOM
11. 2026-09-14
    days on market $217,900 Active 89 DOM
12. 2026-09-13
    days on market $217,900 Active 88 DOM
13. 2026-09-12
    days on market $217,900 Active 87 DOM
14. 2026-09-11
    days on market $217,900 Active 86 DOM
15. 2026-09-05
    days on market $217,900 Active 80 DOM
16. 2026-09-04
    days on market $217,900 Active 79 DOM
17. 2026-09-03
    days on market $217,900 Active 78 DOM
18. 2026-08-31
    days on market $217,900 Active 75 DOM
19. 2026-08-30
    days on market $217,900 Active 74 DOM
20. 2026-08-29
    days on market $217,900 Active 73 DOM
21. 2026-08-28
    days on market $217,900 Active 72 DOM
22. 2026-08-27
    days on market $217,900 Active 71 DOM
23. 2026-08-25
    days on market $217,900 Active 69 DOM
24. 2026-08-24
    days on market $217,900 Active 68 DOM
25. 2026-08-23
    days on market $217,900 Active 67 DOM
26. 2026-08-22
    days on market $217,900 Active 66 DOM
27. 2026-08-21
    days on market $217,900 Active 65 DOM
28. 2026-08-20
    days on market $217,900 Active 64 DOM
29. 2026-08-19
    days on market $217,900 Active 63 DOM
30. 2026-08-18
    days on market $217,900 Active 62 DOM
31. 2026-08-17
    days on market $217,900 Active 61 DOM
32. 2026-08-16
    days on market $217,900 Active 60 DOM
33. 2026-08-15
    days on market $217,900 Active 59 DOM
34. 2026-08-15
    days on market $217,900 Active 58 DOM
35. 2026-08-13
    days on market $217,900 Active 57 DOM
36. 2026-08-12
    days on market $217,900 Active 56 DOM
37. 2026-08-11
    days on market $217,900 Active 55 DOM
38. 2026-08-10
    days on market $217,900 Active 54 DOM
39. 2026-08-09
    days on market $217,900 Active 53 DOM
40. 2026-08-08
    days on market $217,900 Active 52 DOM
41. 2026-08-07
    days on market $217,900 Active 51 DOM
42. 2026-08-06
    days on market $217,900 Active 50 DOM
43. 2026-08-05
    days on market $217,900 Active 49 DOM
44. 2026-08-04
    days on market $217,900 Active 48 DOM
45. 2026-08-03
    days on market $217,900 Active 47 DOM
46. 2026-07-31
    days on market $217,900 Active 44 DOM
47. 2026-07-30
    days on market $217,900 Active 42 DOM
48. 2026-07-28
    days on market $217,900 Active 41 DOM
49. 2026-07-26
    days on market $217,900 Active 39 DOM
50. 2026-07-24
    days on market $217,900 Active 37 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: $20,873
• − Mortgage interest: −$14,357
• − Property taxes: −$3,845
• − Insurance: −$1,282
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$7,456
• Taxable loss: −$9,406
• Est. tax savings @ 24.0%: +$2,257
• After-tax cash flow: $-2,508/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%
• 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%

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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