2885 Old Ridge Rd · Chesterfield, SC 29709

$167,500

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 20 Days on market

Built 1945 6.24 ac lot

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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 +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Escape to the peace and privacy of country living with this charming 4 bedroom, 1 bath home situated on an impressive 6.24 acres. Offering 1296 square feet of comfortable living space, this property combines the warmth of a well-maintained home with the endless possibilities that come with your own slice of land. Inside, you'll find hardwood floors and a nicely updated kitchen that flows seamlessly into the dining and living areas. This creates a space perfect for entertaining and is thoughtfully set apart from the bedroom wing of the home. The fourth bedroom is exceptionally versatile and could be used as home office, playroom, hobby space, or additional storage! Step outside to see what t

Key facts

• Outdoor storage
• 6.24 acres
• Updated kitchen

Tags

• 6.24 ACRES
• HARDWOOD FLOORS
• UPDATED KITCHEN
• OUTDOOR STORAGE
• PAVED CIRCLE DRIVEWAY
• WATER RUN TO BACKYARD

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single Family Residence; Residential property
• Construction: Asbestos construction materials
• Exterior features: Storage; Shingle roof

Interior

• Kitchen: Oven
• Flooring: Carpet; Wood; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Ceiling fans
• Interior features: Oven; Ceiling fans; Window air conditioning units; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (31.8% below list).
• Recommended offer: $114k (31.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#118 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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: Edwards Elementary (math 40% / reading 42%, grade F, #276 of 597 statewide, top 48%, 539 students, 100% FRL); Chesterfield-Ruby Middle (math 28% / reading 34%, grade F, #128 of 229 statewide, top 58%, 414 students, 100% FRL); Chesterfield High (math 37% / reading 87%, grade B-, #99 of 196 statewide, top 53%, 516 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 30% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Chesterfield 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 37 active listings in the ZIP; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,214 (31.8% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.68% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $85,789
• Equity at exit: $150,897

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $256,666
• Equity at exit: $325,416

Cash invested: $46,900 (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 29709

• Home prices YoY: 4.3%
• Active inventory: 37
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-84

Break-even live

Break-even rent $1,248

Max offer price $152,668

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-37	+0% $-84	+5% $-131	+10% $-179
Rent	-10% $-174	-5% $-129	+0% $-84	+5% $-39	+10% $6
Rate	-1.0pp $0	-0.5pp $-41	base $-84	+0.5pp $-127	+1.0pp $-172

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $167,500 Active 20 DOM
2. 2026-06-18
   days on market $167,500 Active 17 DOM
3. 2026-06-17
   days on market $167,500 Active 16 DOM
4. 2026-06-16
   days on market $167,500 Active 15 DOM
5. 2026-06-15
   days on market $167,500 Active 14 DOM
6. 2026-06-13
   days on market $167,500 Active 12 DOM
7. 2026-06-09
   days on market $167,500 Active 8 DOM
8. 2026-06-08
   days on market $167,500 Active 7 DOM
9. 2026-06-07
   days on market $167,500 Active 6 DOM
10. 2026-06-04
    days on market $167,500 Active 3 DOM
11. 2026-06-03
    days on market $167,500 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $167,500 Active 1 DOM

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $457 · $38/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$498/yr (+$41/mo · 109.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,706
• − Mortgage interest: −$9,383
• − Property taxes: −$457
• − Insurance: −$838
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$4,873
• Taxable loss: −$4,037
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $-39/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: 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

Livability — Chesterfield

• Score: 66/100
• State rank: #118
• US rank: #11810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,903

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 10.90%
• Current HPI: 263.1423
• 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

1 event — show timeline

• 2026-06-01 Listed $167,500 RAGPD

Property tax history

-3.7%/yr

Latest (2025): $457 · +24.8% YoY. Source: county tax records.