Spruce Plan · Pageland, SC 29728

$225,990

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 299 Days on market

Good condition

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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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

The Spruce single-family home offers a seamless blend of comfort and convenience, designed for effortless main-level living. As you enter through the foyer, a welcoming hallway leads to a full bath and two spacious bedrooms, ensuring ample space for family or guests. At the heart of the home, an open-concept living area is filled with natural light, creating a bright and airy ambiance. The gourmet kitchen features a large island with seating, perfect for casual dining or entertaining. A cozy eating nook adds to the charm, making mealtime both relaxed and enjoyable. Nestled in a private recessed space, the luxurious owner's suite serves as a serene retreat.

Key facts

• Main level living
• Cozy eating nook
• Gourmet kitchen

Tags

• MAIN LEVEL LIVING
• OPEN CONCEPT LIVING AREA
• GOURMET KITCHEN
• LARGE ISLAND WITH SEATING
• COZY EATING NOOK
• PRIVATE RECESSED SPACE

🏗️ New construction. The $225,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,793.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (20.1% below list).
• Recommended offer: $181k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Pageland — 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 52/100 on livability (#352 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Chesterfield 01 (rural): math 25% / reading 36% proficiency, ranked #55 of 80 in SC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Petersburg Primary (434 students, 100% FRL); New Heights Middle (math 11% / reading 23%, grade F, #191 of 229 statewide, top 85%, 531 students, 100% FRL); Central High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 644 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 172 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).
• At $1,807/mo this rent would consume 52% of the median local household income ($41k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Chesterfield County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,663 (20.1% 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 299 days. Have you received any prior offers? Is the seller open to a 20% 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. Schools are F-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 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $244,793
• List price: $225,990
• Delta: -7.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 W Elizabeth St	0.87mi	3/2.0	1,277 (-2%)	13mo	$255,000	$200	52
1014 W Sewell St	0.93mi	3/2.0	1,329 (+2%)	18mo	$240,000	$181	46
1213 W Elizabeth St	0.93mi	3/2.0	1,261 (-3%)	19mo	$225,000	$178	44
111 Rogers St	0.47mi	4/2.0 (+1)	1,494 (+15%)	9mo	$280,000	$187	40
986 N Arant St	0.68mi	3/2.0	1,066 (-18%)	4mo	$120,650	$113	40
706 W Godfrey St	1.01mi	3/2.0	1,242 (-4%)	22mo	$265,000	$213	40
321 E Sewell St	1.06mi	3/2.0	1,400 (+8%)	18mo	$175,000	$125	37
1019 W Sewell St	0.99mi	2/1.0 (-1)	1,248 (-4%)	16mo	$155,000	$124	37
206 Legion Cir	0.93mi	2/1.0 (-1)	1,085 (-16%)	15mo	$197,000	$182	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $116,504
• Equity at exit: $220,529

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $356,385
• Equity at exit: $475,580

Cash invested: $68,542 (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: 19 active · 1 under contract
• Months of supply: 114.0 mo (1%/mo absorbed)
• Median asking: $240,990 ($183/sqft)
• Median days on market: 117 d
• This list price: 26% 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 29728

• Home prices YoY: 19.9%
• Active inventory: 172
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,672/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-264

Break-even live

Break-even rent $2,141

Max offer price $206,524

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-180	+0% $-264	+5% $-349	+10% $-434
Rent	-10% $-407	-5% $-336	+0% $-264	+5% $-193	+10% $-122
Rate	-1.0pp $-141	-0.5pp $-202	base $-264	+0.5pp $-328	+1.0pp $-392

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: $61,198
• Closing costs: $7,344
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Maggys Way Pageland, SC	3.0	3.0	1517	$1,999	$1.32	162d	1	0.29mi
307 E Sewell St Pageland, SC	3.0	1.0	1230	$1,200	$0.98	130d	1	1.02mi

Property features AI

Finance

• Financial info: List price $257,990

Exterior

• Utilities: Central air (cooling)
• Home design: Single-family plan (Spruce)
• Construction: New construction (Plan)
• Exterior features: Located at 112 Azalea Dr, Pageland SC 29728Part of Greater Monroe Area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Plan named Spruce (new construction plan)Active listing

Listing history 50 events

1. 2026-11-08
   days on market $225,990 Active 299 DOM
2. 2026-11-07
   days on market $225,990 Active 298 DOM
3. 2026-11-06
   days on market $225,990 Active 297 DOM
4. 2026-11-05
   days on market $225,990 Active 296 DOM
5. 2026-11-04
   days on market $225,990 Active 295 DOM
6. 2026-11-02
   days on market $225,990 Active 293 DOM
7. 2026-11-01
   days on market $225,990 Active 292 DOM
8. 2026-10-31
   days on market $225,990 Active 291 DOM
9. 2026-10-30
   days on market $225,990 Active 290 DOM
10. 2026-10-29
    days on market $225,990 Active 289 DOM
11. 2026-10-28
    days on market $225,990 Active 288 DOM
12. 2026-10-27
    days on market $225,990 Active 287 DOM
13. 2026-10-26
    days on market $225,990 Active 286 DOM
14. 2026-10-26
    days on market $225,990 Active 285 DOM
15. 2026-10-24
    days on market $225,990 Active 284 DOM
16. 2026-10-23
    days on market $225,990 Active 283 DOM
17. 2026-10-22
    days on market $225,990 Active 282 DOM
18. 2026-10-21
    days on market $225,990 Active 281 DOM
19. 2026-10-20
    days on market $225,990 Active 280 DOM
20. 2026-10-19
    days on market $225,990 Active 279 DOM
21. 2026-10-18
    days on market $225,990 Active 278 DOM
22. 2026-10-17
    days on market $225,990 Active 277 DOM
23. 2026-10-16
    days on market $225,990 Active 276 DOM
24. 2026-10-15
    price $225,990 Active 275 DOM
25. 2026-10-15
    days on market $221,990 Active 275 DOM
26. 2026-10-14
    days on market $221,990 Active 274 DOM
27. 2026-10-13
    days on market $221,990 Active 273 DOM
28. 2026-10-12
    days on market $221,990 Active 272 DOM
29. 2026-10-11
    price $221,990 Active 271 DOM
30. 2026-10-11
    days on market $219,990 Active 271 DOM
31. 2026-10-10
    days on market $219,990 Active 270 DOM
32. 2026-10-09
    days on market $219,990 Active 269 DOM
33. 2026-10-08
    days on market $219,990 Active 268 DOM
34. 2026-10-07
    days on market $219,990 Active 267 DOM
35. 2026-10-06
    days on market $219,990 Active 266 DOM
36. 2026-10-05
    days on market $219,990 Active 265 DOM
37. 2026-10-04
    days on market $219,990 Active 264 DOM
38. 2026-10-04
    days on market $219,990 Active 263 DOM
39. 2026-10-03
    price $219,990 Active 262 DOM
40. 2026-10-02
    days on market $217,990 Active 262 DOM
41. 2026-10-01
    pricedays on market $217,990 Active 261 DOM
42. 2026-09-30
    days on market $215,990 Active 260 DOM
43. 2026-09-29
    price $215,990 Active 259 DOM
44. 2026-09-29
    days on market $213,990 Active 259 DOM
45. 2026-09-28
    days on market $213,990 Active 258 DOM
46. 2026-09-27
    days on market $213,990 Active 257 DOM
47. 2026-09-25
    days on market $213,990 Active 255 DOM
48. 2026-09-24
    days on market $213,990 Active 254 DOM
49. 2026-09-23
    days on market $213,990 Active 253 DOM
50. 2026-09-22
    days on market $213,990 Active 252 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: $21,680
• − Mortgage interest: −$13,712
• − Property taxes: −$3,672
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$7,121
• Taxable loss: −$7,519
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $-1,369/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

Good 80/100 Cosmetic rehab Est. rehab $6,480–$19,440 screening

The Spruce single-family home is in good condition with a modern kitchen and well-maintained exterior. It has the potential for minor cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Resale Bathroom fixtures — Upgraded fixtures can make the bathroom more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Petersburg Primary Middle New Heights Middle F SC #191/229 Nat'l #12,279/14,009 High Central High D SC #151/196 Nat'l #5,677/17,239

Schools (NCES district)

• District: Chesterfield 01
• NCES district ID: 4501560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $33,946
• Composite: 25.04/100
• National rank: #7547
• State rank: #55 of 80 in SC

D Composite livability gradescore 52/100

Livability — Pageland

• Score: 52/100
• State rank: #352
• US rank: #24948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chesterfield · 44,632 people
• City population: 9,470
• Population (ZIP): 9,470
• Household income: $41,335
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 8% of renters

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Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 44,632 people
• By 2030: 43,331 · -2.9%
• By 2040: 40,218 · -9.9%
• By 2050: 36,847 · -17.4%
• By 2075: 29,636 · -33.6%
• By 2100: 23,536 · -47.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Languages at home: 96% English-only · Spanish 4%

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Political lean MEDSL · Chesterfield

• 2024 margin: Strong R (+28.1) · D 35.5% · R 63.5% · Other 1.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -3.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+20.5 2016: R+14.3 2012: R+3.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.76%
• Current HPI: 299.8227
• Rent YoY: —
• Metro: —
• 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 $257,990

Exterior

• Utilities: Central air (cooling)
• Home design: Single-family plan (Spruce)
• Construction: New construction (Plan)
• Exterior features: Located at 112 Azalea Dr, Pageland SC 29728Part of Greater Monroe Area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Plan named Spruce (new construction plan)Active listing