1324 Mason St · Irwin, SC 29720

$189,900

3 bd · 1.5 ba · 1,289 sqft · SingleFamily public records · 42 Days on market

Built 1948 0.63 ac lot Est $242k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

Key facts

• Large eat-in kitchen
• Flexible dining room
• Bonus room

Tags

• BRICK RANCH HOME
• SPACIOUS HALF-ACRE LOT
• BRIGHT FRONT LIVING ROOM
• LARGE EAT-IN KITCHEN
• FLEXIBLE DINING ROOM
• BONUS ROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport; Open carport with 2 carport spaces; No main-level garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); One story; Brick exterior; Composition roof; Slab foundation; Zoned MDR
• Construction: Brick full construction; Composition roof; Slab foundation; Site-built
• Exterior features: Front porch; Fire pit; Cleared lot; Concrete road access, publicly maintained

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Walk-in closet in at least one bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level); 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Attic with pull-down stairs; Network ready
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $155k (18.4% below list).
• Recommended offer: $155k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#292 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 675 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $155,043 (18.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $242,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1227 Laurel Ave	0.25mi	3/2.0	1,345 (+4%)	3mo	$190,000	$141	77
1652 Pinewood Ave	0.24mi	3/2.0	1,296 (+0%)	11mo	$225,500	$174	76
1535 Maplewood Ave	0.48mi	3/1.5	1,296 (+0%)	10mo	$225,000	$174	68
1192 Hampton Grace Ave	0.08mi	3/2.0	1,438 (+12%)	9mo	$260,000	$181	68
951 Confederate Ave	0.54mi	3/2.0	1,250 (-3%)	2mo	$240,000	$192	66
1055 Laurel Ave	0.60mi	3/2.0	1,294 (+0%)	12mo	$245,000	$189	60
1212 Belmont Circle Dr	0.58mi	3/2.0	1,330 (+3%)	12mo	$280,000	$211	55
1048 Old Thompson Ave	0.55mi	3/1.0	1,161 (-10%)	1mo	$186,000	$160	55
1447 Carmel Rd	0.44mi	3/2.0	1,435 (+11%)	7mo	$285,000	$199	53
1631 Oakdale Dr	0.45mi	3/2.0	1,438 (+12%)	8mo	$270,000	$188	52
1015 Grace Ave	0.73mi	2/2.0 (-1)	1,283 (-0%)	9mo	$212,000	$165	51
1115 Old Thompson Ave	0.40mi	2/2.0 (-1)	1,118 (-13%)	12mo	$270,000	$242	42

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-27,405
• Equity at exit: $28,315

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-19,703
• Equity at exit: $16,419

Cash invested: $53,172 (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 29720

• Home prices YoY: -28.2%
• Active inventory: 675
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $54

Break-even live

Break-even rent $1,482

Max offer price $189,900

Occupancy floor 92%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Grace Ave Lancaster, SC	2.0	1.0	1344	$1,200	$0.89	1d	1	0.29mi
1080 Grace Ave Lancaster, SC	3.0	1.0	1292	$1,800	$1.39	1d	1	0.58mi
1340 Wade St Lancaster, SC	2.0	1.0	964	$1,350	$1.40	3d	1	1.42mi

Listing history 41 events

1. 2026-06-18
   days on market $189,900 Active 42 DOM
2. 2026-06-17
   days on market $189,900 Active 41 DOM
3. 2026-06-16
   pricedays on market $189,900 Active 40 DOM
4. 2026-06-15
   days on market $198,900 Active 39 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   pricedays on market $198,900 Active 37 DOM
7. 2026-06-09
   days on market $199,900 Active 33 DOM
8. 2026-06-08
   days on market $199,900 Active 32 DOM
9. 2026-06-07
   days on market $199,900 Active 31 DOM
10. 2026-06-04
    days on market $199,900 Active 28 DOM
11. 2026-06-03
    days on market $199,900 Active 27 DOM
12. 2026-06-02
    days on market $199,900 Active 26 DOM
13. 2026-06-01
    days on market $199,900 Active 25 DOM
14. 2026-05-31
    days on market $199,900 Active 24 DOM
15. 2026-05-07
    listed $199,900 Active
16. 2025-12-19
    status Active
17. 2025-12-05
    historical Active Under Contract
18. 2025-11-20
    price $190,900
19. 2025-11-06
    price $199,900
20. 2025-10-30
    price $205,000
21. 2025-10-17
    listed $210,000 Active
22. 2025-10-01
    historical
23. 2021-06-30
    soldstatus $170,313
24. 2021-06-29
    soldstatus $170,313 Closed 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

25. 2021-06-03
    historical Active Under Contract 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

26. 2021-06-01
    status Active 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

27. 2021-05-14
    historical Active Under Contract 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

28. 2021-05-14
    price $165,000 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

29. 2021-05-11
    price $169,900 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

30. 2021-05-09
    status Active 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

31. 2021-04-15
    historical Active Under Contract 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

32. 2021-03-26
    listed $175,000 Active 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

33. 2021-03-17
    historical $175,000 644-char remark

    Show marketing remark (644 chars)

    Welcome to this all brick ranch 2 bedroom, 1.5 bathroom home on over half an acre lot in Lancaster, SC. This home features a spacious front living room with fireplace, a large eat-in kitchen with tons of counter and cabinets space, and a dining/sitting room off the kitchen. The primary bedroom features an added bonus room/office/closet to meet your required needs. There is a full hall bathroom and a half bathroom off the kitchen for your convenience. Enjoy time outside overlooking the private and flat backyard that is surrounded by mature trees. There is a covered 2 car carport and extended turn-around driveway for ease and convenience.

34. 2018-01-22
    soldstatus $91,500
35. 2018-01-18
    soldstatus $91,500 Closed
36. 2017-12-06
    historical Under Contract - No Show
37. 2017-11-29
    listed $89,900 Active
38. 2017-02-15
    soldstatus $80,000
39. 2017-02-01
    soldstatus $80,000 Closed
40. 2016-12-28
    historical Under Contract - Show
41. 2016-06-24
    listed $89,500 Active

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,605
• − Mortgage interest: −$10,637
• − Property taxes: −$1,152
• − Insurance: −$950
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,524
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,279/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Irwin

• Score: 56/100
• State rank: #292
• US rank: #22667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irwin, SC
• County: Lancaster County · 91,213 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 53,584
• Household income: $62,969
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 1158.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.90%
• Current HPI: 244.328
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+123.4% since first listed

27 events — show timeline

• 2026-05-07 Listed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-19 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-05 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $190,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $205,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-17 Listed $210,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-01 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2021-06-30 Sold (Public Records) $170,313 Public Records
• 2021-06-29 Sold (MLS) $170,313 CANOPYMLS as Distributed by MLS Grid
• 2021-06-03 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-06-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-05-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-05-14 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2021-05-11 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2021-05-09 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-04-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-03-26 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2021-03-17 Coming Soon $175,000 CANOPYMLS as Distributed by MLS Grid
• 2018-01-22 Sold (Public Records) $91,500 Public Records
• 2018-01-18 Sold (MLS) $91,500 CANOPYMLS as Distributed by MLS Grid
• 2017-12-06 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-11-29 Listed $89,900 CANOPYMLS as Distributed by MLS Grid
• 2017-02-15 Sold (Public Records) $80,000 Public Records
• 2017-02-01 Sold (MLS) $80,000 CANOPYMLS as Distributed by MLS Grid
• 2016-12-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2016-06-24 Listed $89,500 CANOPYMLS as Distributed by MLS Grid

Property tax history

+15.4%/yr

Latest (2025): $1,152 · +9.4% YoY. Source: county tax records.