106 Deaver St · Chester, SC 29706

$110,000

4 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.81 ac lot Est $219k · 50% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity featuring 4 bedrooms and 2 bathrooms with strong rental potential. Convenient layout and desirable size make this property ideal for investors or future homeowners looking to add value.

Key facts

• 0.81 acre lot
• Built 1950
• Listed 4 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level; Site-built construction; Crawl space foundation
• Construction: Brick partial and hardboard siding; Built in year not specified
• Exterior features: Front porch; Side porch; Exterior storage; Workshop; Wooded lot; Publicly maintained road access; Gravel and paved road surfaces

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central air; Other heating (see remarks)
• Interior features: Built-in features; Fireplace
• Laundry & utility: Laundry located in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.9% vs local median 2.7% in Chester — 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 (#344 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Chester 01 (rural): math 23% / reading 34% proficiency, ranked #59 of 80 in SC (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 191 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.25% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $218,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Pinckney St	0.28mi	3/2.0 (-1)	1,466 (-4%)	6mo	$175,000	$119	71
185 W End St	0.26mi	3/2.5 (-1)	1,314 (-14%)	3mo	$229,000	$174	56
149 Bell St	0.26mi	3/2.0 (-1)	1,440 (-5%)	22mo	$227,999	$158	56
146 Center St	0.54mi	3/2.0 (-1)	1,426 (-6%)	12mo	$50,000	$35	50
149 Wylie St	0.66mi	3/1.0 (-1)	1,463 (-4%)	8mo	$210,000	$144	47
585 N Sparkleberry St	0.65mi	3/2.0 (-1)	1,618 (+6%)	11mo	$270,000	$167	45
116 Pinckney St	0.45mi	3/2.0 (-1)	1,678 (+10%)	16mo	$141,000	$84	44
142 Wylie St	0.65mi	3/2.0 (-1)	1,672 (+10%)	12mo	$73,500	$44	38
116 Oakland Ave	0.67mi	4/2.0	1,714 (+13%)	22mo	$249,900	$146	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,985
• Equity at exit: $16,401

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $29,454
• Equity at exit: $9,511

Cash invested: $30,800 (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 29706

• Home prices YoY: -11.9%
• Active inventory: 191
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $326

Break-even live

Break-even rent $962

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   days on market $110,000 Coming Soon 5 DOM
2. 2026-06-02
   days on market $110,000 Coming Soon 4 DOM
3. 2026-06-01
   days on market $110,000 Coming Soon 3 DOM
4. 2026-05-31
   days on market $110,000 Coming Soon 2 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,505
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,200
• Taxable income: $2,303
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,364/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: Chester 01
• NCES district ID: 4501530
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $34,041
• Composite: 23.39/100
• National rank: #7902
• State rank: #59 of 80 in SC

Livability — Chester

• Score: 52/100
• State rank: #344
• US rank: #24754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, SC
• Population (ZIP): 19,181

Population outlook (Chester County) Hauer SSP2

• Today (2025): 30,121 people
• By 2030: 28,700 · -4.7%
• By 2040: 25,784 · -14.4%
• By 2050: 23,001 · -23.6%
• By 2075: 17,770 · -41.0%
• By 2100: 13,584 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 41% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 4% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chester

• 2024 margin: R (+17.2) · D 40.8% · R 58.0% · Other 1.1%
• 2008→2024 swing: -25.5pp toward R · 2008: 8.3pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+10.9 2016: R+4.8 2012: D+10.5 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.18%
• Current HPI: 259.4461
• Rent YoY: —
• Metro: —
• 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

+37.5% since first listed

5 events — show timeline

• 2026-05-29 Coming Soon $110,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-20 Price Changed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-16 Listed $79,995 CANOPYMLS as Distributed by MLS Grid
• 2023-09-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-08-21 Listed $79,995 CANOPYMLS as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2025): $205 · +95.3% YoY. Source: county tax records.