1346 Cattleman Acres Dr Unit MT 35 Magnolia A1 · Lyman, SC 29349

$179,999

3 bd · 2.5 ba · 1,403 sqft · Townhouse · 13 Days on market

Built 2026 Excellent condition 7,840 sqft lot $160/mo HOA · 9% of rent

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 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; Community common areas, lighting, and pool

Exterior

• Parking: Attached 2-car garage with door opener; Paved driveway
• Utilities: Public water; Electric water heater; Public sewer available; Private garbage pickup; Attached garage
• Home design: Two-story home; Under construction (approx. 2026 completion); Built by LENNAR; Slab foundation
• Construction: Built approximately 2026; Slab foundation; Vinyl siding exterior; 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
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closet; Bedroom sizes approximately 14 x 11, 10 x 10, 10 x 13, and 11 x 10
• Flooring: Carpet; Laminate flooring
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating (natural gas); Central forced cooling (electric)
• Interior features: Smooth ceilings; Open floor plan; Smoke detector; Quartz countertops; Other countertops; Walk-in pantry
• Laundry & utility: Laundry on 2nd floor with walk-in area and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-41 ($-488/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (4.1% below list).
• Recommended offer: $173k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Lyman — 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 68/100 on livability (#83 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Holly Springs-Motlow Elementary (math 46% / reading 52%, grade D, #187 of 597 statewide, top 32%, 534 students, 69% 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 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 700 active listings in the ZIP; 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $172,561 (4.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-33,711
• Equity at exit: $26,838

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-40,501
• Equity at exit: $15,563

Cash invested: $50,400 (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: 700
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$160
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-41

Break-even live

Break-even rent $1,777

Max offer price $174,110

Occupancy floor 97%

Sensitivity live

Price	-10% $84	-5% $21	+0% $-41	+5% $-103	+10% $-165
Rent	-10% $-177	-5% $-109	+0% $-41	+5% $27	+10% $96
Rate	-1.0pp $50	-0.5pp $5	base $-41	+0.5pp $-87	+1.0pp $-135

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 7 events

1. 2026-06-08
   statusdays on market $179,999 Pending 13 DOM
2. 2026-06-07
   days on market $179,999 Active 12 DOM
3. 2026-06-03
   days on market $179,999 Active 8 DOM
4. 2026-06-03
   days on market $179,999 Active 7 DOM
5. 2026-06-01
   pricedays on market $179,999 Active 6 DOM
6. 2026-05-31
   days on market $189,999 Active 5 DOM
7. 2026-05-26
   listed $189,999 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: $20,707
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$1,920
• − Depreciation: −$5,236
• Taxable loss: −$3,445
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $338/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 · 27 photos

Excellent 100/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lyman

• Score: 68/100
• State rank: #83
• US rank: #9705

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• City population: 14,068
• 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

1 event — show timeline

• 2026-05-26 Listed $189,999 Greater Greenville MLS