965 13th St · Lancaster, SC 29720

$55,900

1 bd · 1.0 ba · 731 sqft · SingleFamily public records · 61 Days on market

Built 1900 8,712 sqft lot Est $110k · 49% under ↓ 57% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity for investor looking to add or start a rental property portfolio. Tons of potential with convenient Lancaster location.

Key facts

• 8,712 sq ft lot
• Built 1900
• Listed 61 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single family residence; Site-built property; One story; MDR zoning
• Construction: Vinyl exterior; Fiberglass roof; Crawl space foundation; Built on site
• Exterior features: Front porch; Sloped lot; Road surface: dirt, gravel and paved; Publicly maintained road

Interior

• Kitchen: No appliances reported
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No central heating reported; Window unit(s) for cooling
• Interior features: 5 rooms; Vinyl and wood flooring; Living room fireplace
• Laundry & utility: Laundry located on the porch

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 3.5% in Lancaster — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#301 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime 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.
• Zoned schools: Brooklyn Springs Elementary (math 8% / reading 8%, grade F, #592 of 597 statewide, top 99%, 401 students, 100% FRL); Lancaster High (math 17% / reading 70%, grade F, #171 of 196 statewide, top 87%, 1,463 students, 86% FRL) — zoned schools average 93% FRL vs 47% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the Lancaster 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 684 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $386 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $52,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.34%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $109,650
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 S Jackson Rd	0.60mi	2/1.0 (+1)	800 (+9%)	4mo	$120,000	$150	48
1141 6th St	0.43mi	2/1.0 (+1)	811 (+11%)	18mo	$85,000	$105	41
521 Central Ave	0.60mi	2/1.0 (+1)	764 (+4%)	24mo	$169,000	$221	40

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: 36.7%
• Equity multiple: 2.56×
• Total profit: $24,452
• Equity at exit: $8,335

10-year hold

• IRR: 43.4%
• Equity multiple: 5.12×
• Total profit: $64,435
• Equity at exit: $4,833

Cash invested: $15,652 (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: 684
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $526

Break-even live

Break-even rent $449

Max offer price $55,900

Occupancy floor 48%

Sensitivity live

Price	-10% $558	-5% $542	+0% $526	+5% $510	+10% $495
Rent	-10% $438	-5% $482	+0% $526	+5% $570	+10% $614
Rate	-1.0pp $554	-0.5pp $540	base $526	+0.5pp $512	+1.0pp $497

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1727 Summit Ave Lancaster, SC	2.0	1.0	720	$1,200	$1.67	25d	1	1.05mi
210 Thomas Ln Lancaster, SC	1.0	1.0	700	$795	$1.14	3d	1	1.20mi

Listing history 17 events

1. 2026-06-21
   days on market $55,900 Active 61 DOM
2. 2026-06-18
   days on market $55,900 Active 58 DOM
3. 2026-06-17
   days on market $55,900 Active 57 DOM
4. 2026-06-16
   days on market $55,900 Active 56 DOM
5. 2026-06-15
   days on market $55,900 Active 55 DOM
6. 2026-06-13
   days on market $55,900 Active 53 DOM
7. 2026-06-09
   days on market $55,900 Active 49 DOM
8. 2026-06-08
   days on market $55,900 Active 48 DOM
9. 2026-06-07
   days on market $55,900 Active 47 DOM
10. 2026-06-04
    days on market $55,900 Active 44 DOM
11. 2026-06-03
    days on market $55,900 Active 43 DOM
12. 2026-06-02
    days on market $55,900 Active 42 DOM
13. 2026-06-01
    days on market $55,900 Active 41 DOM
14. 2026-05-31
    days on market $55,900 Active 40 DOM
15. 2026-04-21
    listed $55,900 Active
16. 2020-05-07
    soldstatus $130,000
17. 2001-07-26
    soldstatus $130,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $458 · $38/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 49% 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: $13,380
• − Mortgage interest: −$3,131
• − Property taxes: −$458
• − Insurance: −$280
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$1,626
• Taxable income: $5,743
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $4,936/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 — Lancaster

• Score: 55/100
• State rank: #301
• US rank: #23178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 91,213 people
• City population: 53,584
• 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

-57.0% since first listed

3 events — show timeline

• 2026-04-21 Listed $55,900 CANOPYMLS as Distributed by MLS Grid
• 2020-05-07 Sold (Public Records) $130,000 Public Records
• 2001-07-26 Sold (Public Records) $130,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $458 · -10.2% YoY. Source: county tax records.