5453 Old Winnsboro Rd · Great Falls, SC 29055

$39,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 93 Days on market

Built 1990 Fair condition 0.37 ac lot $50/sqft · 58% below area

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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
• Appreciation +6.3/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Great opportunity for investors or homebuyers looking for an affordable property with potential. The spacious yard has plenty of room for outdoor activities, gardening or future improvements. Whether you're searching for a starter home, rental property, or your next flip, this property has the chance to add value and make it your own. Conveniently located with easy highway access. Don't miss the chance to own a property with potential in a quiet rural setting. Schedule your showing today and see the possibilities this home has! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Spacious yard
• Quiet rural setting
• Easy highway access

Tags

• SPACIOUS YARD
• EASY HIGHWAY ACCESS
• QUIET RURAL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 7.0% in Great Falls — 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 59/100 on livability (#244 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment 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: Great Falls Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 348 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; lower-income renter base — watch delinquency; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $40k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% 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 $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 3.42% ✓
• Cap rate: 30.35%
• Cash-on-cash: 85.91%
• DSCR: 4.82
• GRM: 2.4

CMA / ARV

• ARV (median comp): $95,628
• List price: $39,900
• Delta: -58.28%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Sunset Ave	2.16mi	2/1.0	800 (+1%)	8mo	$160,000	$200	56
203 Magnolia Ave	2.24mi	2/1.0	842 (+6%)	0mo	$149,999	$178	54
216 St Michael Ave	1.98mi	2/1.0	827 (+4%)	18mo	$180,000	$218	43
1024 Chester Ave	0.87mi	2/1.0	846 (+7%)	15mo	$33,000	$39	41
4930 Mccormick Rd	2.05mi	3/1.0 (+1)	798 (+1%)	21mo	$145,000	$182	41
25 Broad St	2.04mi	2/1.0	852 (+8%)	25mo	$17,000	$20	32
6 Walnut St	1.36mi	1/1.0 (-1)	865 (+9%)	18mo	$124,000	$143	30
207 Sunset Ave	2.13mi	2/1.0	878 (+11%)	31mo	$160,000	$182	27
36 Pendleton St	2.18mi	2/1.0	900 (+14%)	24mo	$35,000	$39	22
10 Hampton St	1.75mi	2/1.0	994 (+26%)	25mo	$147,500	$148	20
134 Persimmon Rd	0.87mi	3/1.0 (+1)	975 (+23%)	21mo	$65,000	$67	17
739 Peay Ridge Rd	0.88mi	3/1.0 (+1)	1,025 (+29%)	31mo	$180,500	$176	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.0%
• Equity multiple: 5.92×
• Total profit: $54,912
• Equity at exit: $17,028

10-year hold

• IRR: 89.8%
• Equity multiple: 12.21×
• Total profit: $125,213
• Equity at exit: $25,553

Cash invested: $11,172 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

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

ZIP-level market 29055

• Home prices YoY: 1.1%
• Active inventory: 54
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $800

Break-even live

Break-even rent $354

Max offer price $39,900

Occupancy floor 36%

Sensitivity live

Price	-10% $822	-5% $811	+0% $800	+5% $789	+10% $777
Rent	-10% $692	-5% $746	+0% $800	+5% $854	+10% $908
Rate	-1.0pp $820	-0.5pp $810	base $800	+0.5pp $789	+1.0pp $779

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: $9,975
• Closing costs: $1,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Well with public connection availableSeptic with public connection available
• Home design: Single-story homeMain-level entry
• Construction: Crawlspace foundation
• Exterior features: Vinyl exteriorPaved road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Family room on the main level

Listing history 23 events

1. 2026-06-24
   days on market $39,900 Active 93 DOM
2. 2026-06-22
   days on market $39,900 Active 91 DOM
3. 2026-06-21
   days on market $39,900 Active 90 DOM
4. 2026-06-18
   days on market $39,900 Active 87 DOM
5. 2026-06-17
   days on market $39,900 Active 86 DOM
6. 2026-06-16
   days on market $39,900 Active 85 DOM
7. 2026-06-15
   days on market $39,900 Active 84 DOM
8. 2026-06-13
   days on market $39,900 Active 82 DOM
9. 2026-06-09
   days on market $39,900 Active 78 DOM
10. 2026-06-08
    days on market $39,900 Active 77 DOM
11. 2026-06-07
    days on market $39,900 Active 76 DOM
12. 2026-06-04
    days on market $39,900 Active 73 DOM
13. 2026-06-03
    days on market $39,900 Active 72 DOM
14. 2026-06-02
    days on market $39,900 Active 71 DOM
15. 2026-06-01
    days on market $39,900 Active 70 DOM
16. 2026-05-31
    days on market $39,900 Active 69 DOM
17. 2026-05-06
    price $39,900
18. 2026-04-25
    price $44,900
19. 2026-04-14
    price $49,900
20. 2026-04-01
    price $54,900
21. 2026-03-23
    listed $60,000 Active
22. 2020-04-20
    soldstatus $25,000
23. 1999-07-21
    soldstatus $12,000

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $645 · $54/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 45% 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: $16,396
• − Mortgage interest: −$2,235
• − Property taxes: −$645
• − Insurance: −$200
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$1,161
• Taxable income: $9,533
• Est. tax owed @ 24.0%: −$2,288
• After-tax cash flow: $7,310/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $19,800–$35,640 screening

This property requires significant repairs and maintenance, including exterior siding, roof, landscaping, and possibly a fence. While it has potential, substantial work is needed to bring it up to a fair condition.

Repairs flagged

• Major exterior siding — The siding appears to be peeling and in poor condition.
• Major roof — The roof shows signs of discoloration and potential wear.
• Major landscaping — The yard is overgrown and requires significant trimming and maintenance.
• Major fencing — No fencing is visible, which may be a safety or privacy concern. A fence should be installed to address this issue.

Value-add opportunities

• Both Trimming the overgrown vegetation — A well-maintained yard can improve curb appeal and property value. ↑
• Both Repairing the exterior siding and roof — These repairs will improve the home's appearance and increase its value. ↑
• Both Installing a fence — A fence can enhance privacy and safety, making the property more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 31/100

Zoned Schools

Elementary Great Falls Elementary F SC #369/597 Nat'l #24,950/41,679 High Great Falls High F SC #189/196 Nat'l #10,882/17,239

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

D Composite livability gradescore 59/100

Livability — Great Falls

• Score: 59/100
• State rank: #244
• US rank: #20086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester · 30,121 people
• City population: 3,858
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 3,858
• Household income: $43,631
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 37% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Italian 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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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: ▲ 2.59%
• Current HPI: 247.4479
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Exterior

• Utilities: Well with public connection availableSeptic with public connection available
• Home design: Single-story homeMain-level entry
• Construction: Crawlspace foundation
• Exterior features: Vinyl exteriorPaved road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Family room on the main level

Price history

+232.5% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $39,900 Consolidated MLS
• 2026-04-25 Price Changed $44,900 Consolidated MLS
• 2026-04-14 Price Changed $49,900 Consolidated MLS
• 2026-04-01 Price Changed $54,900 Consolidated MLS
• 2026-03-23 Listed $60,000 Consolidated MLS
• 2020-04-20 Sold (Public Records) $25,000 Public Records
• 1999-07-21 Sold (Public Records) $12,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $645 · +4.0% YoY. Source: county tax records.