Brentwood Plan · Inman, SC 29349

$320,000

4 bd · 2.0 ba · 1,787 sqft · SingleFamily · 222 Days on market

Good condition Garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.4/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 222 days

🏗️ New construction. The $320,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $355,691.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-938 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (39.9% below list).
• Recommended offer: $192k (39.9% below list) — sets the bar for 1% rule.

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 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); 1151 active listings in the ZIP; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% 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 $11k 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 222 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $192,387 (39.9% 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 222 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.54% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.30%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $355,691
• List price: $320,000
• Delta: -10.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Davis Ln	0.13mi	3/2.0 (-1)	1,787 (0%)	0mo	$329,930	$185	89
544 Davis Ln	0.20mi	3/2.0 (-1)	1,759 (-2%)	1mo	$332,111	$189	82
700 Davis Ln	0.16mi	3/2.0 (-1)	1,751 (-2%)	4mo	$324,907	$186	81
652 Davis Ln	0.29mi	3/2.0 (-1)	1,738 (-3%)	1mo	$320,665	$185	76
3910 357 Hwy	0.31mi	3/2.0 (-1)	1,800 (+1%)	6mo	$375,000	$208	74
608 Davis Ln	0.40mi	3/2.0 (-1)	1,751 (-2%)	0mo	$349,286	$199	73
540 Davis Ln	0.19mi	3/2.0 (-1)	1,931 (+8%)	1mo	$353,243	$183	72
660 Davis Ln	0.26mi	3/2.0 (-1)	1,594 (-11%)	0mo	$311,699	$196	65
164 Brashears Rd	0.38mi	4/2.0	2,048 (+15%)	1mo	$451,000	$220	57
442 Camden Lee Ct	0.69mi	3/2.0 (-1)	1,900 (+6%)	2mo	$345,000	$182	51
331 Hallie Olivia Dr	0.70mi	3/2.0 (-1)	1,596 (-11%)	10mo	$330,000	$207	36
150 Mountain View Cir	0.69mi	3/2.0 (-1)	1,552 (-13%)	8mo	$285,000	$184	34

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: -38.2%
• Equity multiple: -0.20×
• Total profit: $-119,680
• Equity at exit: $53,035

10-year hold

• IRR: -66.3%
• Equity multiple: -0.91×
• Total profit: $-190,313
• Equity at exit: $30,754

Cash invested: $99,593 (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: 40 active · 22 under contract
• Months of supply: 11.4 mo (9%/mo absorbed)
• Median asking: $317,150 ($193/sqft)
• Median days on market: 222 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +3.0% 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: 1151
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,865
• Tax est. 1.5%: −$445 /mo · $5,335/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-938

Break-even live

Break-even rent $3,112

Max offer price $219,926

Occupancy floor —

Sensitivity live

Price	-10% $-692	-5% $-815	+0% $-938	+5% $-1,061	+10% $-1,184
Rent	-10% $-1,090	-5% $-1,014	+0% $-938	+5% $-862	+10% $-786
Rate	-1.0pp $-759	-0.5pp $-848	base $-938	+0.5pp $-1,030	+1.0pp $-1,124

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: $88,923
• Closing costs: $10,671
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: New construction inventory type: PlanStatus: Active
• Financial info: List price: $320,000

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Brentwood)
• Exterior features: Property listed as the Brentwood planAddress: Inman, SC (3715 State Highway 357)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1787 total living area noted)

Listing history 50 events

1. 2026-11-08
   days on market $320,000 Active 222 DOM
2. 2026-11-07
   days on market $320,000 Active 221 DOM
3. 2026-11-06
   days on market $320,000 Active 220 DOM
4. 2026-11-05
   days on market $320,000 Active 219 DOM
5. 2026-11-04
   days on market $320,000 Active 218 DOM
6. 2026-11-02
   days on market $320,000 Active 216 DOM
7. 2026-11-01
   days on market $320,000 Active 215 DOM
8. 2026-10-31
   days on market $320,000 Active 214 DOM
9. 2026-10-30
   days on market $320,000 Active 213 DOM
10. 2026-10-29
    days on market $320,000 Active 212 DOM
11. 2026-10-28
    days on market $320,000 Active 211 DOM
12. 2026-10-27
    days on market $320,000 Active 210 DOM
13. 2026-10-26
    days on market $320,000 Active 209 DOM
14. 2026-10-26
    days on market $320,000 Active 208 DOM
15. 2026-10-24
    days on market $320,000 Active 207 DOM
16. 2026-10-23
    days on market $320,000 Active 206 DOM
17. 2026-10-22
    days on market $320,000 Active 205 DOM
18. 2026-10-21
    days on market $320,000 Active 204 DOM
19. 2026-10-20
    days on market $320,000 Active 203 DOM
20. 2026-10-19
    days on market $320,000 Active 202 DOM
21. 2026-10-18
    days on market $320,000 Active 201 DOM
22. 2026-10-17
    days on market $320,000 Active 200 DOM
23. 2026-10-16
    days on market $320,000 Active 199 DOM
24. 2026-10-15
    days on market $320,000 Active 198 DOM
25. 2026-10-14
    days on market $320,000 Active 197 DOM
26. 2026-10-13
    days on market $320,000 Active 196 DOM
27. 2026-10-12
    days on market $320,000 Active 195 DOM
28. 2026-10-11
    days on market $320,000 Active 194 DOM
29. 2026-10-10
    days on market $320,000 Active 193 DOM
30. 2026-10-09
    days on market $320,000 Active 192 DOM
31. 2026-10-08
    days on market $320,000 Active 191 DOM
32. 2026-10-07
    days on market $320,000 Active 190 DOM
33. 2026-10-06
    days on market $320,000 Active 189 DOM
34. 2026-10-05
    days on market $320,000 Active 188 DOM
35. 2026-10-04
    days on market $320,000 Active 187 DOM
36. 2026-10-04
    days on market $320,000 Active 186 DOM
37. 2026-10-02
    days on market $320,000 Active 185 DOM
38. 2026-10-01
    days on market $320,000 Active 184 DOM
39. 2026-09-30
    days on market $320,000 Active 183 DOM
40. 2026-09-29
    days on market $320,000 Active 182 DOM
41. 2026-09-28
    days on market $320,000 Active 181 DOM
42. 2026-09-27
    days on market $320,000 Active 180 DOM
43. 2026-09-25
    days on market $320,000 Active 178 DOM
44. 2026-09-24
    days on market $320,000 Active 177 DOM
45. 2026-09-23
    days on market $320,000 Active 176 DOM
46. 2026-09-22
    days on market $320,000 Active 175 DOM
47. 2026-09-21
    days on market $320,000 Active 174 DOM
48. 2026-09-20
    days on market $320,000 Active 173 DOM
49. 2026-09-19
    days on market $320,000 Active 172 DOM
50. 2026-09-18
    days on market $320,000 Active 171 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,086
• − Mortgage interest: −$19,924
• − Property taxes: −$5,335
• − Insurance: −$1,778
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$10,347
• Taxable loss: −$17,993
• Est. tax savings @ 24.0%: +$4,318
• After-tax cash flow: $-6,941/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 · 13 photos

Good 80/100 None rehab

This home is in good condition with no major repairs needed. It has a good roof, exterior, and interior walls. The landscaping and curb appeal can be improved to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers. ↑
• Both HVAC maintenance and tune-up — Ensures system is running efficiently and can improve energy efficiency. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Holly Springs-Motlow Elementary D SC #187/597 Nat'l #13,933/41,679 Middle T.e. Mabry Middle F SC #97/229 Nat'l #6,830/14,009 High Chapman High B SC #85/196 Nat'l #2,785/17,239

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

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%
• 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

• Other: New construction inventory type: PlanStatus: Active
• Financial info: List price: $320,000

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Brentwood)
• Exterior features: Property listed as the Brentwood planAddress: Inman, SC (3715 State Highway 357)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1787 total living area noted)