Is 1337 Lily Dr in Richburg, SC a good investment?

CashFlowRE grades it D with a 4.9% cap rate and $-335/mo modeled cash flow at a $289,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1337 Lily Dr?

The modeled cap rate is 4.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,230/month, from CashFlowRE's rent model.

D Composite 43.23

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).

ARV discount +10.2/15.0
Cash flow +7.7/30.0
Appreciation +6.5/10.0
Schools +4.7/10.0
Condition / age +4.0/5.0
Livability +3.2/5.0
1% rule +2.7/10.0
Rent growth +2.5/5.0
DSCR +1.8/10.0

$289,000

1337 Lily Dr · Richburg, SC 29729

3 bd · 2.0 ba · 1,497 sqft · SingleFamily · 189 Days on market

Built 2026 Good condition 6,098 sqft lot 2-car garage $193/sqft · 6% below area Est $307k · 6% under $100/mo HOA · 4% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Come see 1337 Lily Drive in Richburg, South Carolina! The Freeport is one of our spacious, single-story ranch plans featured at Stanton in Richburg, South Carolina. It is designed with open-concept living in mind. This home features three bedrooms, two bathrooms, a study, and a two-car garage. Upon entering the home, you'll be greeted by a foyer that leads directly into the heart of the home. This open plan features a spacious family room open to the modern kitchen. The kitchen is equipped with a pantry, stainless steel appliances, and a large island with a breakfast bar, making it perfect for dining and casual entertaining. The Freeport also features a luxurious primary suite, complete with a large walk-in closet and a primary bathroom with dual vanities, Garden tub, and a spacious shower. The additional two bedrooms and secondary bathroom are located at the opposite end of the home, providing optimal privacy for you and your guests. A flex room can also be used as a home office. In the rear of the home is an outdoor patio that is perfect for outdoor entertaining. With its thoughtful design, the Freeport is the perfect place to call home. Pictures are representative.

Key facts

Luxury amenities
Modern kitchen
Open-concept living

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $240k (16.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (22.8% below list).
Recommended offer: $223k (22.8% below list) — sets the bar for 1% rule.
Cap rate 4.9% vs local median 3.8% 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 Middle (math 25% / reading 37%, grade F, #128 of 229 statewide, top 58%, 416 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 47% at this address vs 28% district-wide (+19 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: 107 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).
At $2,230/mo this rent would consume 54% of the median local household income ($49k/yr) (locally 38% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
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 189 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $223,033 (22.8% below list)

Questions for the listing agent

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?
It's been on market 189 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.77% ✗
Cap rate: 4.90%
Cash-on-cash: -4.97%
DSCR: 0.78
GRM: 10.8

CMA / ARV

ARV (median comp): $307,308
List price: $289,000
Delta: -5.96%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 Lily Dr	0.03mi	3/2.0	1,497 (0%)	1mo	$289,000	$193	98
1247 Lavender Dr	0.06mi	3/2.0	1,497 (0%)	1mo	$308,000	$206	96
1322 Lily Dr	0.06mi	3/2.0	1,497 (0%)	2mo	$305,000	$204	96
1236 Lavender Dr	0.06mi	3/2.0	1,497 (0%)	4mo	$295,000	$197	94
1321 Lily Dr	0.06mi	3/2.0	1,343 (-10%)	2mo	$279,000	$208	78
1104 Elyan St	0.67mi	3/2.0	1,552 (+4%)	5mo	$325,900	$210	59
709 Lamorak Pl	0.62mi	3/2.0	1,316 (-12%)	1mo	$292,900	$223	50
703 Lamorak Pl	0.63mi	3/2.0	1,316 (-12%)	5mo	$292,900	$223	46
1111 Elyan St	0.68mi	3/2.0	1,316 (-12%)	5mo	$294,900	$224	44
1106 Elyan St	0.66mi	3/2.5	1,700 (+14%)	3mo	$327,900	$193	42
701 Lamorak Pl	0.63mi	3/2.5	1,700 (+14%)	5mo	$323,900	$191	42
1113 Elyan St	0.68mi	3/2.5	1,700 (+14%)	4mo	$325,900	$192	40

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: 2.9%
Equity multiple: 1.17×
Total profit: $13,456
Equity at exit: $129,840

10-year hold

IRR: 6.3%
Equity multiple: 1.97×
Total profit: $78,128
Equity at exit: $200,015

Cash invested: $80,920 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 17 active · 14 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $298,000 ($204/sqft)
Median days on market: 97 d
This list price: 24% of active listings are priced below it
ARV vs active asking: +0.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29729

Home prices YoY: 1.4%
Active inventory: 107
Price-to-rent: 10.8×

Monthly cashflow live

Estimated rent: $2,230 medium interval (Pro) →
Mortgage (P&I): −$1,516
Tax est. 1.5%: −$361 /mo · $4,335/yr
Insurance: −$120
HOA: −$100
Lot rent: −$0
Vacancy / Maint / Mgmt: −$468
Net cashflow: $-335

Break-even live

Break-even rent $2,655

Max offer price $240,488

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-235	+0% $-335	+5% $-435	+10% $-535
Rent	-10% $-511	-5% $-423	+0% $-335	+5% $-247	+10% $-159
Rate	-1.0pp $-190	-0.5pp $-262	base $-335	+0.5pp $-410	+1.0pp $-486

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: $72,250
Closing costs: $8,670
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other: Development status: ProposedZoning: R4Architectural review restriction
HOA & community: Mandatory HOA with quarterly dues (approx. $300)Community amenities: outdoor pool, cabana, playground, sidewalks, street lights, pondPets allowed

Exterior

Parking: Attached front-facing garage with garage door opener2-car garage (approx. 427 sq ft)Driveway
Security: Carbon monoxide detector(s)Smoke detector(s)
Utilities: City waterPublic sewerCable availableWired internet availableUnderground power lines and utilities
Home design: Single-family residenceOne levelProposed / new construction (model: Freeport F)
Construction: Site-builtPartial brick and fiber cement exteriorFiberglass roofSlab foundationNew construction (builder: D.R. Horton, proposed completion Aug 2026)
Exterior features: Concrete and paved roadsPrivate maintained roadStreet lightsSidewalksPond

Interior

Kitchen: DishwasherDisposalElectric ovenMicrowavePlumbed for ice maker
Bedrooms: 3 bedrooms (all on the main level)
Flooring: CarpetVinyl
Bathrooms: 2 full bathrooms
Heating & cooling: Electric heating (zoned)Central air with dual and zoned cooling
Interior features: Open floorplanPantryKitchen islandWalk-in closet(s)5 total roomsElectric fireplace in family roomCarbon monoxide and smoke detectors
Laundry & utility: Laundry room (upper level) with electric dryer hookupElectric water heater

Listing history 50 events

2026-09-24

days on market $289,000 Active 189 DOM
2026-09-23

days on market $289,000 Active 188 DOM
2026-09-22

days on market $289,000 Active 187 DOM
2026-09-21

days on market $289,000 Active 186 DOM
2026-09-20

days on market $289,000 Active 185 DOM
2026-09-19

days on market $289,000 Active 184 DOM
2026-09-18

days on market $289,000 Active 183 DOM
2026-09-17

days on market $289,000 Active 182 DOM
2026-09-16

days on market $289,000 Active 181 DOM
2026-09-15

pricedays on market $289,000 Active 180 DOM
2026-09-14

days on market $295,000 Active 179 DOM
2026-09-13

days on market $295,000 Active 178 DOM
2026-09-12

days on market $295,000 Active 177 DOM
2026-09-11

days on market $295,000 Active 176 DOM
2026-09-05

days on market $295,000 Active 170 DOM
2026-09-04

days on market $295,000 Active 169 DOM
2026-09-03

days on market $295,000 Active 168 DOM
2026-08-31

days on market $295,000 Active 165 DOM
2026-08-30

days on market $295,000 Active 164 DOM
2026-08-29

days on market $295,000 Active 163 DOM
2026-08-28

days on market $295,000 Active 162 DOM
2026-08-27

days on market $295,000 Active 161 DOM
2026-08-26

days on market $295,000 Active 160 DOM
2026-08-25

price $295,000 Active 159 DOM
2026-08-25

days on market $300,000 Active 159 DOM
2026-08-24

days on market $300,000 Active 158 DOM
2026-08-23

days on market $300,000 Active 157 DOM
2026-08-22

days on market $300,000 Active 156 DOM
2026-08-21

days on market $300,000 Active 155 DOM
2026-08-20

days on market $300,000 Active 154 DOM
2026-08-19

days on market $300,000 Active 153 DOM
2026-08-18

price $300,000 Active 152 DOM
2026-08-18

days on market $313,750 Active 152 DOM
2026-08-17

days on market $313,750 Active 151 DOM
2026-08-16

days on market $313,750 Active 150 DOM
2026-08-15

days on market $313,750 Active 149 DOM
2026-08-14

days on market $313,750 Active 148 DOM
2026-08-13

days on market $313,750 Active 147 DOM
2026-08-12

days on market $313,750 Active 146 DOM
2026-08-11

days on market $313,750 Active 145 DOM
2026-08-10

days on market $313,750 Active 144 DOM
2026-08-09

days on market $313,750 Active 143 DOM
2026-08-08

days on market $313,750 Active 142 DOM
2026-08-06

days on market $313,750 Active 140 DOM
2026-08-05

days on market $313,750 Active 139 DOM
2026-08-04

days on market $313,750 Active 138 DOM
2026-08-03

days on market $313,750 Active 137 DOM
2026-07-31

days on market $313,750 Active 134 DOM
2026-07-30

days on market $313,750 Active 132 DOM
2026-07-28

pricedays on market $313,750 Active 131 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 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,764
− Mortgage interest: −$16,188
− Property taxes: −$4,335
− Insurance: −$1,445
− Repairs & maintenance: −$2,141
− Management: −$2,141
− HOA: −$1,200
− Depreciation: −$8,407
Taxable loss: −$9,094

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,183
After-tax cash flow: $-1,840/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,485–$22,455 screening

This single-family home in Richburg, SC is in good condition with modern amenities and a spacious layout. It is move-in ready with minimal maintenance required.

Value-add opportunities

Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both Add smart home features — Improves convenience and adds modern appeal ↑

ⓘ 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 47/100

Zoned Schools

Elementary Lewisville Elementary F SC #226/597 Nat'l #16,061/41,679 Middle Lewisville Middle F SC #128/229 Nat'l #8,646/14,009 High Lewisville High B SC #83/196 Nat'l #2,727/17,239

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

C Composite livability gradescore 63/100

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

County: Chester · 30,121 people
Metro: Charlotte-Concord-Gastonia, NC-SC
Population (ZIP): 2,313
Household income: $49,306
Rent vs Own: 15.2% rent · 84.8% own
Severe rent burden: 38% of renters

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
#370 Sonoco Products Hartsville $6.8B

Price history

+1.2% since first listed

4 events — show timeline

2026-03-26 Price Changed $314,740 Zillow
2026-03-24 Price Changed $314,740 CANOPYMLS as Distributed by MLS Grid
2026-03-22 Listed $310,990 Zillow
2026-03-19 Listed $310,990 CANOPYMLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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