654 Lancelot Dr · Richburg, SC 29729

$305,000

3 bd · 1.5 ba · 2,084 sqft · Other public records · 139 Days on market

Built 2023 5,488 sqft lot

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Relax in the spacious living room, great for friends and family to welcome in the new year in your new home! This brand new home features an open floor plan. Kitchen and dining room are open to the living room for easy entertaining. Your new home is complete with granite counter tops throughout, Whirlpool stainless steel appliances which includes refrigerator, dishwasher, oven and microwave. Upstairs are spacious bedrooms with a private owners suite with a huge walk-in closet. Extra loft space for all sorts of flexible space. Attached 2-car garage with finished walls and garage door opener. Enjoy our neighborhood park and let your furry friends play at the dog park. Just minutes from Rock Hill and easy access to Charlotte.

Key facts

• Open floor plan
• Tree views
• Stunning kitchen

Tags

• OPEN FLOOR PLAN
• STUNNING KITCHEN
• STAINLESS STEEL APPLIANCES
• TREE VIEWS

Property features AI

Finance

• Other: No representation restrictions noted
• HOA & community: Homeowners association present; membership is mandatory

Exterior

• Parking: Driveway; 2-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential, site-built property; Two levels; Completed development
• Construction: Vinyl exterior; Slab foundation; Site-built construction
• Exterior features: Concrete and paved roads; Publicly maintained road; Lot approximately 0.126 acres

Interior

• Kitchen: Dishwasher; Microwave; Oven; Kitchen island
• Bedrooms: 3 bedrooms (all on the upper level)
• Bathrooms: 2 full bathrooms (upper level); 1 half bathroom (main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: 8 total rooms; Walk-in closet(s); Kitchen island
• Laundry & utility: Laundry inside on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $305k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $275k (10.0% below list).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.3% in Richburg — 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 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 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 55% at this address vs 28% district-wide (+27 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: 83 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 0.90% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.61×
• Total profit: $52,240
• Equity at exit: $137,028

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $164,081
• Equity at exit: $211,088

Cash invested: $85,400 (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 29729

• Home prices YoY: 1.4%
• Active inventory: 83
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,746 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$197 /mo · $2,359/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $246

Break-even live

Break-even rent $2,434

Max offer price $305,000

Occupancy floor 86%

Sensitivity live

Price	-10% $419	-5% $332	+0% $246	+5% $160	+10% $73
Rent	-10% $29	-5% $138	+0% $246	+5% $355	+10% $463
Rate	-1.0pp $400	-0.5pp $324	base $246	+0.5pp $167	+1.0pp $87

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $305,000 Active 139 DOM
2. 2026-06-18
   days on market $305,000 Active 136 DOM
3. 2026-06-17
   days on market $305,000 Active 135 DOM
4. 2026-06-16
   days on market $305,000 Active 134 DOM
5. 2026-06-15
   days on market $305,000 Active 133 DOM
6. 2026-06-13
   days on market $305,000 Active 131 DOM
7. 2026-06-09
   days on market $305,000 Active 127 DOM
8. 2026-06-08
   days on market $305,000 Active 126 DOM
9. 2026-06-07
   days on market $305,000 Active 125 DOM
10. 2026-06-04
    days on market $305,000 Active 122 DOM
11. 2026-06-03
    days on market $305,000 Active 121 DOM
12. 2026-06-02
    days on market $305,000 Active 120 DOM
13. 2026-06-01
    days on market $305,000 Active 119 DOM
14. 2026-05-31
    days on market $305,000 Active 118 DOM
15. 2026-03-09
    price $330,000
16. 2026-02-14
    price $285,000
17. 2026-02-02
    listed $320,000 Active
18. 2025-07-25
    price $320,000
19. 2025-05-28
    price $330,000
20. 2025-05-02
    status Active
21. 2025-02-09
    price $338,000
22. 2024-12-07
    listed $345,000 Active
23. 2024-12-06
    historical
24. 2023-06-08
    soldstatus $307,900 Closed 739-char remark

    Show marketing remark (739 chars)

    Relax in the spacious living room, great for friends and family to welcome in the new year in your new home! This brand new home features an open floor plan. Kitchen and dining room are open to the living room for easy entertaining. Your new home is complete with granite counter tops throughout, Whirlpool stainless steel appliances which includes refrigerator, dishwasher, oven and microwave. Upstairs are spacious bedrooms with a private owners suite with a huge walk-in closet. Extra loft space for all sorts of flexible space. Attached 2-car garage with finished walls and garage door opener. Enjoy our neighborhood park and let your furry friends play at the dog park. Just minutes from Rock Hill and easy access to Charlotte.

25. 2023-02-14
    historical Active Under Contract 739-char remark

    Show marketing remark (739 chars)

    Relax in the spacious living room, great for friends and family to welcome in the new year in your new home! This brand new home features an open floor plan. Kitchen and dining room are open to the living room for easy entertaining. Your new home is complete with granite counter tops throughout, Whirlpool stainless steel appliances which includes refrigerator, dishwasher, oven and microwave. Upstairs are spacious bedrooms with a private owners suite with a huge walk-in closet. Extra loft space for all sorts of flexible space. Attached 2-car garage with finished walls and garage door opener. Enjoy our neighborhood park and let your furry friends play at the dog park. Just minutes from Rock Hill and easy access to Charlotte.

26. 2023-02-09
    listed $307,900 Active 739-char remark

    Show marketing remark (739 chars)

    Relax in the spacious living room, great for friends and family to welcome in the new year in your new home! This brand new home features an open floor plan. Kitchen and dining room are open to the living room for easy entertaining. Your new home is complete with granite counter tops throughout, Whirlpool stainless steel appliances which includes refrigerator, dishwasher, oven and microwave. Upstairs are spacious bedrooms with a private owners suite with a huge walk-in closet. Extra loft space for all sorts of flexible space. Attached 2-car garage with finished walls and garage door opener. Enjoy our neighborhood park and let your furry friends play at the dog park. Just minutes from Rock Hill and easy access to Charlotte.

ⓘ 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: $2,359 · $197/mo
• Projected year-2 tax: $2,359 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $32,951
• − Mortgage interest: −$17,085
• − Property taxes: −$2,359
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − Depreciation: −$8,873
• Taxable loss: −$2,163
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $3,473/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 — 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

• Population (ZIP): 2,313

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

Price history

+7.2% since first listed

12 events — show timeline

• 2026-03-09 Price Changed $330,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-02 Listed $320,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $320,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $330,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-02 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-02-09 Price Changed $338,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-07 Listed $345,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-06 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2023-06-08 Sold (MLS) $307,900 CANOPYMLS as Distributed by MLS Grid
• 2023-02-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-02-09 Listed $307,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+25.7%/yr

Latest (2025): $2,359 · -5.5% YoY. Source: county tax records.