1346 Cattleman Acres Dr · Inman, SC 29349

$177,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 6 Days on market

Built 2026 Excellent condition $127/sqft · at area comps Est $183k · at est.

---

Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +8.8/15.0
• DSCR +6.1/10.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome offers ample room to live and grow. The first floor features a spacious open-concept layout with convenient access to a patio for seamless entertaining and multitasking. Three bedrooms are located on the second floor, including the luxe owner's suite at the front of the home with a full bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• PATIO
• LUXE OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $178k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Cap rate 7.6% vs local median 3.6% 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); Boiling Springs Middle (math 39% / reading 50%, grade D, #52 of 229 statewide, top 23%, 1,068 students, 70% FRL); Boiling Springs High (math 62% / reading 88%, grade A-, #37 of 196 statewide, top 18%, 2,671 students, 60% FRL) — zoned schools average 73% FRL vs 44% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 1028 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $177,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $183,499
• List price: $177,999
• Delta: -3.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Cattleman Acres Dr Unit MT 31 Magnolia A	0.02mi	3/2.5	1,403 (0%)	1mo	$174,999	$125	98
1314 Cattleman Acres Dr Unit MT 27 Magnolia A1 R	0.03mi	3/2.5	1,403 (0%)	1mo	$172,999	$123	98
1318 Cattleman Acres Dr Unit MT 28 Magnolia B1 R	0.03mi	3/2.5	1,403 (0%)	1mo	$172,999	$123	98
1350 Cattleman Acres Dr	0.01mi	3/2.5	1,403 (0%)	3mo	$176,999	$126	97
1350 Cattleman Acres Dr Unit MT 36 Magnolia B	0.01mi	3/2.5	1,403 (0%)	3mo	$176,999	$126	97
1330 Cattleman Acres Dr Unit MT 31 Magnolia A1	0.04mi	3/2.5	1,403 (0%)	1mo	$174,999	$125	97
1300 Cattleman Acres Dr Unit MT 24 Magnolia BEL	0.05mi	3/2.5	1,403 (0%)	1mo	$188,000	$134	97
1280 Cattleman Acres Dr Unit MT 19 Magnolia A1 R	0.07mi	3/2.5	1,403 (0%)	1mo	$173,999	$124	96
1322 Cattleman Acres Dr Unit MT 29 Chestnut A1	0.02mi	3/2.5	1,423 (+1%)	2mo	$184,999	$130	95
1306 Cattleman Acres Dr Unit MT 25 Chestnut AER	0.04mi	3/2.5	1,423 (+1%)	2mo	$204,999	$144	94
1272 Cattleman Acres Dr Unit MT 17 Chestnut AER	0.07mi	3/2.5	1,423 (+1%)	2mo	$194,999	$137	93
3074 Whispering Willow Ct	0.06mi	3/2.5	1,442 (+3%)	0mo	$190,000	$132	92

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-18,773
• Equity at exit: $26,540

10-year hold

• IRR: -2.9%
• Equity multiple: 0.82×
• Total profit: $-9,186
• Equity at exit: $15,390

Cash invested: $49,840 (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: 31 active · 18 under contract
• Months of supply: 8.9 mo (11%/mo absorbed)
• Median asking: $189,999 ($134/sqft)
• Median days on market: 31 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -2.6% 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: 1028
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $192

Break-even live

Break-even rent $1,557

Max offer price $177,999

Occupancy floor 84%

Sensitivity live

Price	-10% $315	-5% $253	+0% $192	+5% $130	+10% $69
Rent	-10% $50	-5% $121	+0% $192	+5% $263	+10% $334
Rate	-1.0pp $281	-0.5pp $237	base $192	+0.5pp $146	+1.0pp $99

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: $44,500
• Closing costs: $5,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2228 Southlea Dr Inman, SC	3.0	3.0	1800	$1,800	$1.00	6d	1	0.11mi
123 Dunnsmore Dr Inman, SC	3.0	2.5	1645	$1,750	$1.06	0d	1	0.43mi
254 Highland Springs Loop Inman, SC	3.0	2.0	1352	$1,750	$1.29	6d	1	0.64mi
1159 Bishop Rd Unit 1159 Inman, SC	3.0	2.0	1095	$1,545	$1.41	0d	1	0.76mi
1186 Clark Rd Inman, SC	3.0	2.0	1075	$1,545	$1.44	0d	2	0.92mi
527 Dayspring Dr Inman, SC	3.0	3.0	1566	$1,699	$1.08	6d	1	1.00mi
1202 Chelsey Ln Unit 1430 Inman, SC	3.0	2.5	1366	$1,650	$1.21	116d	1	1.05mi
1202 Chelsey Ln Inman, SC	3.0	2.5	1366	$1,499	$1.10	0d	5	1.05mi
304 Halloway Dr Inman, SC	3.0	2.5	1276	$1,395	$1.09	6d	1	1.33mi
302 Halloway Dr Inman, SC	3.0	2.5	1276	$1,495	$1.17	6d	3	1.34mi

Listing history 5 events

1. 2026-06-08
   days on market $177,999 Active 6 DOM
2. 2026-06-07
   days on market $177,999 Active 5 DOM
3. 2026-06-05
   days on market $177,999 Active 2 DOM
4. 2026-06-03
   remarks 344-char remark
5. 2026-06-03
   listed $177,999 Active 1 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: $21,597
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,178
• Taxable loss: −$567
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $2,436/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

Excellent 100/100 None rehab

This move-in-ready townhome offers a spacious open-concept layout with modern finishes and ample natural light. It is in excellent condition with no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase curb appeal and property value ↑
• Both Add smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary James H. Hendrix Elementary D+ SC #163/597 Nat'l #12,529/41,679 Middle Boiling Springs Middle D SC #52/229 Nat'l #4,747/14,009 High Boiling Springs High A- SC #37/196 Nat'l #1,551/17,239

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

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

---

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