793 & 795 Lyman Rd · Inman Mills, SC 29349

$399,900

6 bd · 4.0 ba · — sqft · MultiFamily · 18 Days on market

Built 2025 Excellent condition 0.54 ac lot ↓ 11% since listing

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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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment Opportunity – Brand-New Duplex in Inman, SC Discover the perfect blend of modern living and income potential with this newly constructed duplex in the growing community of Inman, SC. One unit is already occupied, offering immediate rental income, while the other is ready for you or your next tenant. Each Unit Features: 3 Bedrooms, 2 Full Bathrooms – Spacious layouts designed for comfort and privacy; Open-Concept Living – Seamless flow between living, dining, and kitchen areas; Modern Kitchen – Sleek countertops, stainless steel appliances, and ample cabinetry; Private 1-Car Garage – One garage per unit plus generous driveway parking; Private Patio – Ideal for relaxing or outdoor dining; Contemporary Finishes – Stylish, high-quality details throughout. Property Highlights: New Construction – Built with modern standards and energy efficiency in mind; Large 0.5-Acre Lot – Plenty of outdoor space and added privacy; Prime Location – Convenient access to top-rated schools, shopping, dining, parks, and commuter routes; Why Invest? With two separate units, this property offers excellent income potential in a rapidly growing area with strong rental demand. Live in one side and rent the other, or maximize returns by leasing both. Don’t miss this opportunity to own a versatile, income-producing property in a thriving market!

Key facts

• Large 0.5-acre lot
• New construction
• Private patio

Tags

• NEW CONSTRUCTION
• LARGE 0.5-ACRE LOT
• PRIME LOCATION
• OPEN-CONCEPT LIVING
• MODERN KITCHEN
• PRIVATE PATIO

Property features AI

Finance

• Financial info: Two-unit property (multifamily)
• HOA & community: No community amenities

Exterior

• Parking: Garage; Paved driveway
• Security: No security features provided
• Utilities: Public water; Septic sewer; Electric water heater; Private garbage pickup
• Home design: Single-story building; Built in 2025; Slab foundation
• Construction: Vinyl siding exterior; Architectural shingle roof; Slab foundation
• Exterior features: Vinyl siding; Architectural roof

Interior

• Kitchen: One unit includes dishwasher; One unit includes refrigerator; One unit includes stand-alone electric range
• Bedrooms: Two 3-bedroom units
• Flooring: Vinyl flooring in one unit
• Bathrooms: Each unit has 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Electric cooling (heat pump)
• Interior features: Living/Great Room (in one unit)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $400k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative. Per door: $-39/mo.
• To cash-flow at today's rent, offer at most $389k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (15.0% below list).
• Recommended offer: $340k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Inman Mills — 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 59/100 on livability (#237 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, employment D, crime 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); 700 active listings in the ZIP; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• At $3,400/mo this rent would consume 54% of the median local household income ($76k/yr) (locally 271% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 18 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Recommended offer $340,000 (15.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
793 & 795 Lyman Rd	0.00mi	6/4.0	2,400	1mo	$399,900	$167	87

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-73,784
• Equity at exit: $59,626

10-year hold

• IRR: -14.2%
• Equity multiple: 0.22×
• Total profit: $-86,787
• Equity at exit: $34,576

Cash invested: $111,972 (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: 19.6×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-78

Break-even live

Break-even rent $3,498

Max offer price $388,668

Occupancy floor 97%

Sensitivity live

Price	-10% $199	-5% $61	+0% $-78	+5% $-216	+10% $-354
Rent	-10% $-346	-5% $-212	+0% $-78	+5% $57	+10% $191
Rate	-1.0pp $124	-0.5pp $24	base $-78	+0.5pp $-181	+1.0pp $-287

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,400
Total (2 units)			$3,400

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-14
   status Pending 1416-char remark

   Show marketing remark (1416 chars)

   Investment Opportunity – Brand-New Duplex in Inman, SC Discover the perfect blend of modern living and income potential with this newly constructed duplex in the growing community of Inman, SC. One unit is already occupied, offering immediate rental income, while the other is ready for you or your next tenant. Each Unit Features: 3 Bedrooms, 2 Full Bathrooms – Spacious layouts designed for comfort and privacy; Open-Concept Living – Seamless flow between living, dining, and kitchen areas; Modern Kitchen – Sleek countertops, stainless steel appliances, and ample cabinetry; Private 1-Car Garage – One garage per unit plus generous driveway parking; Private Patio – Ideal for relaxing or outdoor dining; Contemporary Finishes – Stylish, high-quality details throughout. Property Highlights: New Construction – Built with modern standards and energy efficiency in mind; Large 0.5-Acre Lot – Plenty of outdoor space and added privacy; Prime Location – Convenient access to top-rated schools, shopping, dining, parks, and commuter routes; Why Invest? With two separate units, this property offers excellent income potential in a rapidly growing area with strong rental demand. Live in one side and rent the other, or maximize returns by leasing both. Don’t miss this opportunity to own a versatile, income-producing property in a thriving market!

2. 2026-04-14
   status Pending

   Show marketing remark (1416 chars)

   Investment Opportunity – Brand-New Duplex in Inman, SC Discover the perfect blend of modern living and income potential with this newly constructed duplex in the growing community of Inman, SC. One unit is already occupied, offering immediate rental income, while the other is ready for you or your next tenant. Each Unit Features: 3 Bedrooms, 2 Full Bathrooms – Spacious layouts designed for comfort and privacy; Open-Concept Living – Seamless flow between living, dining, and kitchen areas; Modern Kitchen – Sleek countertops, stainless steel appliances, and ample cabinetry; Private 1-Car Garage – One garage per unit plus generous driveway parking; Private Patio – Ideal for relaxing or outdoor dining; Contemporary Finishes – Stylish, high-quality details throughout. Property Highlights: New Construction – Built with modern standards and energy efficiency in mind; Large 0.5-Acre Lot – Plenty of outdoor space and added privacy; Prime Location – Convenient access to top-rated schools, shopping, dining, parks, and commuter routes; Why Invest? With two separate units, this property offers excellent income potential in a rapidly growing area with strong rental demand. Live in one side and rent the other, or maximize returns by leasing both. Don’t miss this opportunity to own a versatile, income-producing property in a thriving market!

3. 2026-03-27
   listed $399,900 Active
4. 2026-03-25
   listed $399,900 Active 1416-char remark

   Show marketing remark (1416 chars)

   Investment Opportunity – Brand-New Duplex in Inman, SC Discover the perfect blend of modern living and income potential with this newly constructed duplex in the growing community of Inman, SC. One unit is already occupied, offering immediate rental income, while the other is ready for you or your next tenant. Each Unit Features: 3 Bedrooms, 2 Full Bathrooms – Spacious layouts designed for comfort and privacy; Open-Concept Living – Seamless flow between living, dining, and kitchen areas; Modern Kitchen – Sleek countertops, stainless steel appliances, and ample cabinetry; Private 1-Car Garage – One garage per unit plus generous driveway parking; Private Patio – Ideal for relaxing or outdoor dining; Contemporary Finishes – Stylish, high-quality details throughout. Property Highlights: New Construction – Built with modern standards and energy efficiency in mind; Large 0.5-Acre Lot – Plenty of outdoor space and added privacy; Prime Location – Convenient access to top-rated schools, shopping, dining, parks, and commuter routes; Why Invest? With two separate units, this property offers excellent income potential in a rapidly growing area with strong rental demand. Live in one side and rent the other, or maximize returns by leasing both. Don’t miss this opportunity to own a versatile, income-producing property in a thriving market!

5. 2026-02-24
   listed $429,900 Active
6. 2026-01-07
   historical
7. 2025-11-08
   price $419,900
8. 2025-10-13
   price $433,900
9. 2025-07-11
   price $434,900
10. 2025-06-20
    listed $439,900 Active
11. 2025-06-19
    historical
12. 2025-04-18
    price $439,900
13. 2025-04-18
    price $439,900
14. 2024-10-13
    listed $449,900 Active
15. 2024-10-13
    listed $449,900 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: $40,800
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$11,633
• Taxable loss: −$7,760
• Est. tax savings @ 24.0%: +$1,862
• After-tax cash flow: $931/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 · 14 photos

Excellent 100/100 None rehab

This newly constructed duplex is in excellent condition with modern amenities and a spacious layout. It is move-in ready and offers immediate rental income potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more potential buyers or renters.
• Both Addition of smart home features — Improves convenience and can increase the home's market value.
• Both Painting interior walls — Fresh paint can make the home feel more inviting and can increase its value.
• Both Upgrading appliances — Modern appliances can make the home more appealing to potential buyers or renters.
• Both Adding a smart thermostat — Can improve energy efficiency and comfort for occupants, potentially reducing utility costs and increasing value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more potential buyers or renters. ↑
• Both Addition of smart home features — Improves convenience and can increase the home's market value. ↑
• Both Painting interior walls — Fresh paint can make the home feel more inviting and can increase its value. ↑
• Both Upgrading appliances — Modern appliances can make the home more appealing to potential buyers or renters. ↑
• Both Adding a smart thermostat — Can improve energy efficiency and comfort for occupants, potentially reducing utility costs and increasing value. ↑

ⓘ 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 — Inman Mills

• Score: 59/100
• State rank: #237
• US rank: #19819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spartanburg County · 258,607 people
• 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

-11.1% since first listed

15 events — show timeline

• 2026-04-14 Pending — SPMLS
• 2026-04-14 Pending — Greater Greenville MLS
• 2026-03-27 Listed $399,900 Greater Greenville MLS
• 2026-03-25 Listed $399,900 SPMLS
• 2026-02-24 Listed $429,900 SPMLS
• 2026-01-07 Listing Removed — Greater Greenville MLS
• 2025-11-08 Price Changed $419,900 Greater Greenville MLS
• 2025-10-13 Price Changed $433,900 Greater Greenville MLS
• 2025-07-11 Price Changed $434,900 Greater Greenville MLS
• 2025-06-20 Listed $439,900 Greater Greenville MLS
• 2025-06-19 Listing Removed — Greater Greenville MLS
• 2025-04-18 Price Changed $439,900 Greater Greenville MLS
• 2025-04-18 Price Changed $439,900 SPMLS
• 2024-10-13 Listed $449,900 SPMLS
• 2024-10-13 Listed $449,900 Greater Greenville MLS