1033 Southfield St · Inman, SC 29349

$152,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 22 Days on market

Built 1986 10,018 sqft lot Est $212k · 28% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1033 Southfield St. in Inman! If you've been searching for a home with potential, character, and the opportunity to truly make it your own, this could be the one. Located in Spartanburg County District 6 with no HOA, this property offers a country feel while still being convenient to town, shopping, dining, and everyday amenities. Situated on approximately . 23 acres, this 3 bedroom, 1.5 bathroom home offers 1,092 square feet along with a detached 2-car garage, partially fenced backyard, and plenty of opportunity for updates and personalization. Inside you'll find many original finishes, giving the next owner a blank canvas to renovate and design to their own style and taste. The roof was installed in 2019 and HVAC installed in 2020. Whether you are looking for an investment property, starter home, rental opportunity, or a fixer-upper project, this home has solid potential at an affordable price point. Bring your vision and see the possibilities at 1033 Southfield St. ! Seller is selling "As Is".

Key facts

• Original finishes
• No hoa
• 0.23 acre lot

Tags

• NO HOA
• PARTIALLY FENCED BACKYARD
• ORIGINAL FINISHES
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Detached 2-car garage with yard door; Driveway parking (unpaved and paved concrete areas)
• Security: Owned security system
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Single-story residential home; Built in 1986; Crawl space foundation
• Construction: Wood exterior; Architectural roof; Approximate age 31–50 years; Garage and outbuilding storage
• Exterior features: Front porch; Some storm doors; Vinyl/aluminum trim; Fenced yard; Level lot with some trees

Interior

• Kitchen: Kitchen approx. 12 x 8; Electric stand-alone range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level with a half bath; Primary bedroom approx. 13 x 12; Second bedroom approx. 11 x 11; Third bedroom approx. 11 x 10
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom on the main level; One half bathroom (in primary)
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Cable available; Ceiling fans; Blown ceiling; Owned security system; Smoke detector; Walk-in closet; Laminate countertops; Pantry closet
• Laundry & utility: First-floor laundry in a closet-style area; Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 06 (suburban): math 33% / reading 42% proficiency, ranked #35 of 80 in SC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairforest Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 782 students, 82% FRL) — zoned schools average 82% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 693 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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

• It's been on market 22 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,720 (1.5% below list)

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: 1.14% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $211,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Southfield St	0.16mi	3/2.0	1,130 (+4%)	1mo	$212,000	$188	84
416 Pisgah Ln	0.26mi	3/1.0	1,024 (-6%)	3mo	$180,000	$176	73
422 Mount Hood Dr	0.36mi	3/2.0	1,128 (+3%)	3mo	$219,000	$194	73
138 Glassy Dr	0.29mi	3/1.0	1,025 (-6%)	7mo	$200,000	$195	68
254 Ranier Dr	0.38mi	3/2.0	1,122 (+3%)	14mo	$230,000	$205	64
400 Mason Rd	0.58mi	3/1.5	1,064 (-3%)	11mo	$214,900	$202	59
121 Blueberry Ln	0.61mi	3/1.5	1,056 (-3%)	9mo	$205,000	$194	59
304 Mason Rd	0.61mi	3/1.5	1,056 (-3%)	11mo	$205,000	$194	57
727 Evelyn Mae Rd	0.44mi	3/2.0	1,237 (+13%)	0mo	$230,000	$186	55
432 Pisgah Ln	0.29mi	3/1.0	1,232 (+13%)	13mo	$206,900	$168	53
622 Ezra Ct	0.72mi	3/2.0	1,172 (+7%)	14mo	$220,000	$188	40
315 Southfield St	0.68mi	3/2.0	1,250 (+14%)	6mo	$259,000	$207	37

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-359
• Equity at exit: $22,664

10-year hold

• IRR: 8.2%
• Equity multiple: 1.59×
• Total profit: $25,186
• Equity at exit: $13,142

Cash invested: $42,560 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$797
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $414

Break-even live

Break-even rent $1,208

Max offer price $152,000

Occupancy floor 71%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2036 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,595	$1.08	11d	1	0.29mi
2034 Brother Arthur Trl Inman, SC	3.0	2.0	1129	$1,545	$1.37	11d	1	0.31mi
2003 Brother Arthur Trl Inman, SC	3.0	2.0–2.5	1301	$1,570	$1.21	11d	4	0.35mi
2039 Brother Arthur Trl Inman, SC	3.0	2.5	1474	$1,695	$1.15	11d	1	0.36mi
400 Timberlake View Cir Inman, SC	2.0–3.0	2.0	1050	$1,164	$1.11	19d	1	0.79mi
18 W Clark Rd Inman, SC	3.0	2.0	1344	$1,500	$1.12	21d	1	0.91mi
3 Pine Ln Inman, SC	2.0	1.0	864	$1,300	$1.50	10d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $152,000 Active 22 DOM
2. 2026-06-17
   days on market $152,000 Active 21 DOM
3. 2026-06-16
   days on market $152,000 Active 20 DOM
4. 2026-06-15
   days on market $152,000 Active 19 DOM
5. 2026-06-14
   days on market $152,000 Active 17 DOM
6. 2026-06-13
   days on market $152,000 Active 16 DOM
7. 2026-06-10
   statusdays on market $152,000 Active 14 DOM
8. 2026-06-09
   days on market $152,000 Contingency Contract 13 DOM
9. 2026-06-08
   days on market $152,000 Contingency Contract 12 DOM
10. 2026-06-07
    days on market $152,000 Contingency Contract 11 DOM
11. 2026-06-02
    days on market $152,000 Contingency Contract 6 DOM
12. 2026-06-01
    days on market $152,000 Contingency Contract 5 DOM
13. 2026-05-31
    days on market $152,000 Contingency Contract 4 DOM
14. 2026-05-30
    statusdays on market $152,000 Contingency Contract 3 DOM
15. 2026-05-27
    listed $152,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to 1033 Southfield St. in Inman! If you've been searching for a home with potential, character, and the opportunity to truly make it your own, this could be the one. Located in Spartanburg County District 6 with no HOA, this property offers a country feel while still being convenient to town, shopping, dining, and everyday amenities. Situated on approximately . 23 acres, this 3 bedroom, 1.5 bathroom home offers 1,092 square feet along with a detached 2-car garage, partially fenced backyard, and plenty of opportunity for updates and personalization. Inside you'll find many original finishes, giving the next owner a blank canvas to renovate and design to their own style and taste. The roof was installed in 2019 and HVAC installed in 2020. Whether you are looking for an investment property, starter home, rental opportunity, or a fixer-upper project, this home has solid potential at an affordable price point. Bring your vision and see the possibilities at 1033 Southfield St. ! Seller is selling "As Is".

16. 2026-05-27
    listed $152,000 Active

    Show marketing remark (1032 chars)

    Welcome to 1033 Southfield St. in Inman! If you've been searching for a home with potential, character, and the opportunity to truly make it your own, this could be the one. Located in Spartanburg County District 6 with no HOA, this property offers a country feel while still being convenient to town, shopping, dining, and everyday amenities. Situated on approximately . 23 acres, this 3 bedroom, 1.5 bathroom home offers 1,092 square feet along with a detached 2-car garage, partially fenced backyard, and plenty of opportunity for updates and personalization. Inside you'll find many original finishes, giving the next owner a blank canvas to renovate and design to their own style and taste. The roof was installed in 2019 and HVAC installed in 2020. Whether you are looking for an investment property, starter home, rental opportunity, or a fixer-upper project, this home has solid potential at an affordable price point. Bring your vision and see the possibilities at 1033 Southfield St. ! Seller is selling "As Is".

17. 2026-05-27
    listed $152,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to 1033 Southfield St. in Inman! If you've been searching for a home with potential, character, and the opportunity to truly make it your own, this could be the one. Located in Spartanburg County District 6 with no HOA, this property offers a country feel while still being convenient to town, shopping, dining, and everyday amenities. Situated on approximately . 23 acres, this 3 bedroom, 1.5 bathroom home offers 1,092 square feet along with a detached 2-car garage, partially fenced backyard, and plenty of opportunity for updates and personalization. Inside you'll find many original finishes, giving the next owner a blank canvas to renovate and design to their own style and taste. The roof was installed in 2019 and HVAC installed in 2020. Whether you are looking for an investment property, starter home, rental opportunity, or a fixer-upper project, this home has solid potential at an affordable price point. Bring your vision and see the possibilities at 1033 Southfield St. ! Seller is selling "As Is".

18. 2021-08-09
    soldstatus $150,000 Sold CO-OP Member
19. 2021-06-19
    status Pending
20. 2021-06-15
    listed $145,000 Active
21. 1986-12-01
    soldstatus $39,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,794
• − Mortgage interest: −$8,514
• − Property taxes: −$1,130
• − Insurance: −$760
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,422
• Taxable income: $2,641
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $4,338/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.

Schools (NCES district)

• District: Spartanburg 06
• NCES district ID: 4503630
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,110
• Composite: 32.02/100
• National rank: #5827
• State rank: #35 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

+284.8% since first listed

7 events — show timeline

• 2026-05-27 Listed $152,000 SPMLS
• 2026-05-27 Listed $152,000 WUMLS
• 2026-05-27 Listed $152,000 Greater Greenville MLS
• 2021-08-09 Sold (MLS) $150,000 SPMLS
• 2021-06-19 Pending — SPMLS
• 2021-06-15 Listed $145,000 SPMLS
• 1986-12-01 Sold (Public Records) $39,500 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,130 · +0.9% YoY. Source: county tax records.