1489 Cattleman Acres Dr · Inman, SC 29349

$262,999

5 bd · 2.5 ba · 2,307 sqft · SingleFamily · 36 Days on market

Built 2026 Excellent condition 2-car garage $114/sqft · at area comps Est $276k · at est.

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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).

• ARV discount +9.6/15.0
• Cash flow +9.2/30.0
• Schools +5.7/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features an airy layout among a first-floor kitchen with a large center island, breakfast room and family room that's fit for modern times. The spacious owner's suite enjoys privacy on the main floor. Upstairs are a versatile loft and four secondary bedrooms, three with walk-in closets.

Key facts

• Large center island
• Breakfast room
• Family room

Tags

• FIRST FLOOR KITCHEN
• LARGE CENTER ISLAND
• BREAKFAST ROOM
• FAMILY ROOM
• OWNER'S SUITE
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.1% below list).
• Recommended offer: $205k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); 1027 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 32% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 36 days — a 3% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,960 (22.1% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $275,640
• List price: $262,999
• Delta: -4.59%
• 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
1493 Cattleman Acres Dr Unit MD 183 Emerson II B1	0.02mi	5/2.5	2,307 (0%)	1mo	$250,000	$108	98
1493 Cattleman Acres Dr Unit MD 183 Emerson II B	0.02mi	5/2.5	2,307 (0%)	1mo	$250,000	$108	98
1479 Cattleman Acres Dr Unit MD 177 Emerson VE C1L	0.03mi	5/2.5	2,307 (0%)	2mo	$263,319	$114	97
1491 Cattleman Acres Dr Unit MD 182 Crane VE C	0.01mi	4/2.5 (-1)	2,307 (0%)	1mo	$254,499	$110	94
1450 Cattleman Acres Dr Unit MD 164 Emerson VE B	0.10mi	5/2.5	2,307 (0%)	4mo	$262,499	$114	93
1467 Cattleman Acres Dr Unit MD 174 Emerson VE B	0.06mi	5/2.5	2,373 (+3%)	4mo	$259,949	$110	89
1487 Cattleman Acres Dr Unit MD 180 Frost VE C	0.01mi	5/2.5	2,578 (+12%)	1mo	$279,999	$109	79
1475 Cattleman Acres Dr Unit MD 176 Frost VE B	0.04mi	5/2.5	2,578 (+12%)	4mo	$289,599	$112	75
12196 Lansbury Dr Lot 48	0.67mi	4/2.5 (-1)	2,392 (+4%)	1mo	$302,000	$126	57
12196 Lansbury Dr Unit Homesite 48	0.67mi	4/2.5 (-1)	2,392 (+4%)	1mo	$302,000	$126	57
667 Farmstead Trl	0.75mi	4/2.5 (-1)	1,983 (-14%)	1mo	$230,000	$116	36
12138 Lansbury Dr Lot 35	0.71mi	5/3.5	2,635 (+14%)	4mo	$308,000	$117	36

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: -23.0%
• Equity multiple: 0.22×
• Total profit: $-57,685
• Equity at exit: $39,214

10-year hold

• IRR: -21.0%
• Equity multiple: -0.04×
• Total profit: $-76,246
• Equity at exit: $22,739

Cash invested: $73,640 (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: 48 active · 29 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $285,249 ($128/sqft)
• Median days on market: 91 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -6.6% 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: 1027
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-198

Break-even live

Break-even rent $2,301

Max offer price $234,298

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-107	+0% $-198	+5% $-289	+10% $-380
Rent	-10% $-360	-5% $-279	+0% $-198	+5% $-117	+10% $-36
Rate	-1.0pp $-66	-0.5pp $-131	base $-198	+0.5pp $-266	+1.0pp $-336

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: $65,750
• Closing costs: $7,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6038 Mason Tucker Dr Inman, SC	4.0	2.5	2002	$1,920	$0.96	6d	1	0.17mi

Property features AI

Finance

• Financial info: List price $266,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence (Emerson VE plan)
• Exterior features: Living area of 2,307

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction Emerson VE plan

Listing history 29 events

1. 2026-07-04
   days on market $262,999 Active 36 DOM
2. 2026-07-03
   days on market $262,999 Active 35 DOM
3. 2026-07-02
   days on market $262,999 Active 34 DOM
4. 2026-07-01
   days on market $262,999 Active 33 DOM
5. 2026-06-30
   days on market $262,999 Active 32 DOM
6. 2026-06-29
   days on market $262,999 Active 31 DOM
7. 2026-06-28
   days on market $262,999 Active 30 DOM
8. 2026-06-28
   days on market $262,999 Active 29 DOM
9. 2026-06-27
   days on market $262,999 Active 28 DOM
10. 2026-06-25
    days on market $262,999 Active 26 DOM
11. 2026-06-23
    days on market $262,999 Active 24 DOM
12. 2026-06-21
    days on market $262,999 Active 23 DOM
13. 2026-06-18
    days on market $262,999 Active 20 DOM
14. 2026-06-17
    days on market $262,999 Active 19 DOM
15. 2026-06-16
    days on market $262,999 Active 18 DOM
16. 2026-06-15
    days on market $262,999 Active 17 DOM
17. 2026-06-14
    days on market $262,999 Active 15 DOM
18. 2026-06-13
    days on market $262,999 Active 14 DOM
19. 2026-06-10
    days on market $262,999 Active 12 DOM
20. 2026-06-09
    days on market $262,999 Active 11 DOM
21. 2026-06-08
    days on market $262,999 Active 10 DOM
22. 2026-06-07
    days on market $262,999 Active 9 DOM
23. 2026-06-05
    days on market $262,999 Active 6 DOM
24. 2026-06-03
    price $262,999 Active 4 DOM
25. 2026-06-02
    days on market $266,999 Active 4 DOM
26. 2026-06-01
    days on market $266,999 Active 3 DOM
27. 2026-05-31
    days on market $266,999 Active 2 DOM
28. 2026-05-30
    remarks 311-char remark
29. 2026-05-30
    listed $266,999 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: $24,595
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,651
• Taxable loss: −$6,983
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $-704/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 · 6 photos

Excellent 95/100 None rehab

This move-in-ready two-story home features a modern layout with a spacious kitchen, comfortable living areas, and well-maintained exterior. Minor updates to the exterior and interior could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Upgrading the kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Both Adding smart home features — Enhances convenience and adds value to the property. ↑
• Both Upgrading the HVAC system — Improved comfort and energy efficiency attract buyers and renters alike. ↑

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

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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 $266,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence (Emerson VE plan)
• Exterior features: Living area of 2,307

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction Emerson VE plan