689c Pinckney Rd · Gayle Mill, SC 29706

$45,000

2 bd · 1.0 ba · 764 sqft · Other public records · 41 Days on market

Built 1920 4,399 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great investment opportunity, Property is being sold as-is.

Key facts

• 4,399 sq ft lot
• Built 1920
• Listed 41 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One level; Completed development; Residential zoning
• Construction: Wood construction; Crawl space foundation
• Exterior features: Front porch; Wood fencing; Level lot; Gravel road access (publicly maintained)

Interior

• Kitchen: No appliances listed for the kitchen
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: 3 total rooms; No built-in appliances listed
• Laundry & utility: No laundry facilities (none specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($777 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#353 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $12,391
• Equity at exit: $6,710

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $36,157
• Equity at exit: $3,891

Cash invested: $12,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $777 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $309

Break-even live

Break-even rent $386

Max offer price $45,000

Occupancy floor 55%

Sensitivity live

Price	-10% $334	-5% $322	+0% $309	+5% $296	+10% $283
Rent	-10% $248	-5% $278	+0% $309	+5% $340	+10% $370
Rate	-1.0pp $332	-0.5pp $320	base $309	+0.5pp $297	+1.0pp $285

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2590 Dawson Dr Chester, SC	1.0	1.0	810	$677	$0.84	13d	1	1.30mi
157 W End St Apt B Chester, SC	2.0	1.5	838	$795	$0.95	3d	1	1.35mi
153 W End St Apt B Chester, SC	2.0	1.5	838	$795	$0.95	11d	1	1.36mi
113 Mill St Chester, SC	2.0	1.0	700	$850	$1.21	2d	3	1.38mi

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 41 DOM
2. 2026-06-17
   price $45,000 Active 40 DOM
3. 2026-06-17
   days on market $50,000 Active 40 DOM
4. 2026-06-16
   days on market $50,000 Active 39 DOM
5. 2026-06-15
   days on market $50,000 Active 38 DOM
6. 2026-06-13
   days on market $50,000 Active 36 DOM
7. 2026-06-09
   days on market $50,000 Active 32 DOM
8. 2026-06-08
   days on market $50,000 Active 31 DOM
9. 2026-06-07
   days on market $50,000 Active 30 DOM
10. 2026-06-04
    days on market $50,000 Active 27 DOM
11. 2026-06-03
    days on market $50,000 Active 26 DOM
12. 2026-06-02
    days on market $50,000 Active 25 DOM
13. 2026-06-01
    days on market $50,000 Active 24 DOM
14. 2026-05-31
    days on market $50,000 Active 23 DOM
15. 2026-05-08
    listed $50,000 Active
16. 1986-01-27
    soldstatus $1,000,000

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $603 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $9,325
• − Mortgage interest: −$2,521
• − Property taxes: −$603
• − Insurance: −$225
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$1,309
• Taxable income: $3,175
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $2,945/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 — Gayle Mill

• Score: 52/100
• State rank: #353
• US rank: #24961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-95.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $50,000 CANOPYMLS as Distributed by MLS Grid
• 1986-01-27 Sold (Public Records) $1,000,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $603 · +4.5% YoY. Source: county tax records.