1332 Lily Dr · Richburg, SC 29729

$290,000

3 bd · 2.0 ba · 1,343 sqft · SingleFamily · 25 Days on market

Built 2026 Poor condition 6,098 sqft lot Est $287k · at est. $100/mo HOA · 4% of rent

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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 +15.7/30.0
• ARV discount +7.1/15.0
• Appreciation +6.5/10.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Come see 1332 Lily Drive in Richburg, South Carolina. The Macon is one of our ranch plans featured at Stanton in Richburg, SC. This ranch home offers three bedrooms, two bathrooms, and a two-car garage with 1,343 square feet. The moment you step inside, a foyer welcomes you into the heart of the home. The open concept seamlessly blends the main living areas, creating an ambiance of spaciousness and connectivity. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, perfect for cooking and casual dining. Adjacent to the large great room is the primary suite which feels like a sanctuary of tranquility, featuring a en-suite bathroom with dual vanities and a walk-in closet. The additional bedrooms offer spaciousness and charm with ample closet space and access to well-appointed bathrooms. Outback is a patio, perfect for outdoor entertaining or enjoying beautiful weather. With its thoughtful design, spacious layout, and modern conveniences, the Macon is the perfect place to call home. Pictures are representative.

Key facts

• Luxury amenities
• Open concept
• Chef’s kitchen

Tags

• LUXURY AMENITIES
• VARIETY OF FLOOR PLANS
• PROXIMITY TO 1-77
• OPEN CONCEPT
• CHEF’S KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Mandatory HOA with quarterly fee of $300; HOA email available for contact; Association fee approximately $1,200 annually; Community allows pets; Architectural review restrictions

Exterior

• Parking: Attached front-facing 2-car garage with garage door opener; Driveway; 427 sq ft garage
• Security: Smoke and carbon monoxide detectors
• Utilities: City water; Public sewer; Cable available; Underground power and utilities; Wired internet available
• Home design: Single-family residence; One story (entry level main); Under construction / New construction
• Construction: Site-built; Brick partial and fiber cement exterior; Fiberglass roof; Slab foundation; Builder: D.R. Horton (Macon H model); Proposed completion July 7, 2026
• Exterior features: Concrete and paved roads; Private maintained road; Community cabana; Outdoor pool; Playground; Pond; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Plumbed for ice maker
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Zoned heating; Central air conditioning; Dual and zoned cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Walk-in closet(s); 7 total rooms; Electric fireplace in family room; Carbon monoxide and smoke detectors
• Laundry & utility: Laundry room on upper level; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (2.6% below list).
• Recommended offer: $282k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Richburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#182 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, 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.
• Zoned schools: Lewisville Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 510 students, 100% FRL); Lewisville High (math 44% / reading 87%, grade B, #83 of 196 statewide, top 43%, 416 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 28% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Chester 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 83 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• 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 $81k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $282,379 (2.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $287,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 Lavender Dr	0.12mi	3/2.0	1,343 (0%)	3mo	$288,000	$214	92
1236 Lavender Dr	0.07mi	3/2.0	1,497 (+12%)	1mo	$295,000	$197	77
620 Lamorak Pl	0.63mi	3/2.0	1,335 (-1%)	4mo	$270,000	$202	66
599 Lamorak Pl	0.68mi	3/2.0	1,341 (-0%)	5mo	$265,000	$198	64
703 Lamorak Pl	0.66mi	3/2.0	1,316 (-2%)	2mo	$292,900	$223	64
1111 Elyan St	0.72mi	3/2.0	1,316 (-2%)	2mo	$294,900	$224	62
1116 Elyan St	0.68mi	3/2.0	1,316 (-2%)	4mo	$292,900	$223	61
1112 Elyan St	0.69mi	3/2.0	1,316 (-2%)	5mo	$289,900	$220	61
670 Lamorak Pl	0.66mi	3/2.0	1,316 (-2%)	6mo	$262,500	$199	61
1522 Doran Ter	0.71mi	3/2.0	1,316 (-2%)	6mo	$272,900	$207	58
656 Lancelot Dr	0.71mi	3/2.0	1,197 (-11%)	2mo	$265,000	$221	48
907 Morien St	0.75mi	3/2.0	1,177 (-12%)	4mo	$245,000	$208	42

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

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.53×
• Total profit: $43,005
• Equity at exit: $130,289

10-year hold

• IRR: 11.7%
• Equity multiple: 2.75×
• Total profit: $142,102
• Equity at exit: $200,707

Cash invested: $81,200 (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 29729

• Home prices YoY: 1.4%
• Active inventory: 83
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,824 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$100
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $127

Break-even live

Break-even rent $2,663

Max offer price $290,000

Occupancy floor 91%

Sensitivity live

Price	-10% $327	-5% $227	+0% $127	+5% $26	+10% $-74
Rent	-10% $-96	-5% $15	+0% $127	+5% $238	+10% $350
Rate	-1.0pp $273	-0.5pp $200	base $127	+0.5pp $52	+1.0pp $-25

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 16 events

1. 2026-06-21
   days on market $290,000 Active 25 DOM
2. 2026-06-18
   days on market $290,000 Active 22 DOM
3. 2026-06-17
   days on market $290,000 Active 21 DOM
4. 2026-06-16
   days on market $290,000 Active 20 DOM
5. 2026-06-15
   days on market $290,000 Active 19 DOM
6. 2026-06-13
   days on market $290,000 Active 17 DOM
7. 2026-06-09
   days on market $290,000 Active 13 DOM
8. 2026-06-08
   days on market $290,000 Active 12 DOM
9. 2026-06-07
   days on market $290,000 Active 11 DOM
10. 2026-06-04
    days on market $290,000 Active 8 DOM
11. 2026-06-03
    days on market $290,000 Active 7 DOM
12. 2026-06-02
    days on market $290,000 Active 6 DOM
13. 2026-06-01
    days on market $290,000 Active 5 DOM
14. 2026-05-31
    days on market $290,000 Active 4 DOM
15. 2026-05-28
    listed $290,000 Active 1093-char remark

    Show marketing remark (1093 chars)

    Come see 1332 Lily Drive in Richburg, South Carolina. The Macon is one of our ranch plans featured at Stanton in Richburg, SC. This ranch home offers three bedrooms, two bathrooms, and a two-car garage with 1,343 square feet. The moment you step inside, a foyer welcomes you into the heart of the home. The open concept seamlessly blends the main living areas, creating an ambiance of spaciousness and connectivity. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, perfect for cooking and casual dining. Adjacent to the large great room is the primary suite which feels like a sanctuary of tranquility, featuring a en-suite bathroom with dual vanities and a walk-in closet. The additional bedrooms offer spaciousness and charm with ample closet space and access to well-appointed bathrooms. Outback is a patio, perfect for outdoor entertaining or enjoying beautiful weather. With its thoughtful design, spacious layout, and modern conveniences, the Macon is the perfect place to call home. Pictures are representative.

16. 2026-05-27
    listed $290,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $33,885
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,711
• − Management: −$2,711
• − HOA: −$1,200
• − Depreciation: −$8,436
• Taxable loss: −$3,217
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $2,292/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including a new roof, exterior siding, interior walls and paint, windows, HVAC system, and landscaping. Significant value can be added through these improvements, enhancing both resale and rental potential.

Repairs flagged

• Major roof — No photos of roof
• Major exterior siding — No photos of exterior
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Both extensive exterior renovation — Improves both resale and rental value
• Both interior paint and updates — Enhances curb appeal and interior aesthetics
• Both HVAC system replacement — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both extensive exterior renovation — Improves both resale and rental value ↑
• Both interior paint and updates — Enhances curb appeal and interior aesthetics ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances property's visual appeal ↑

ⓘ 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: 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 — Richburg

• Score: 63/100
• State rank: #182
• US rank: #15927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,313

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 26% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Danish 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Guatemala
• 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: ▲ 2.99%
• Current HPI: 210.6518
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $290,000 Zillow
• 2026-05-27 Listed $290,000 CANOPYMLS as Distributed by MLS Grid