5453 Old Winnsboro Rd · Great Falls, SC 29055

$39,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 90 Days on market

Built 1990 0.37 ac 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
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

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

Property features AI

Exterior

• Utilities: Well with public connection available; Septic with public connection available
• Home design: Single-story home; Main-level entry
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 2.8% 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: 49 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 $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 90 days — a 6% lower offer ($38k) 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 $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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.
6. 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.
7. 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: 2.24% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.74%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.5%
• Equity multiple: 3.78×
• Total profit: $31,084
• Equity at exit: $17,028

10-year hold

• IRR: 50.6%
• Equity multiple: 7.60×
• Total profit: $73,762
• 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 →

ZIP-level market 29055

• Home prices YoY: 1.1%
• Active inventory: 49
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $426

Break-even live

Break-even rent $354

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $448	-5% $437	+0% $426	+5% $415	+10% $403
Rent	-10% $355	-5% $391	+0% $426	+5% $461	+10% $496
Rate	-1.0pp $446	-0.5pp $436	base $426	+0.5pp $415	+1.0pp $405

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
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $39,900 Active 90 DOM
2. 2026-06-18
   days on market $39,900 Active 87 DOM
3. 2026-06-17
   days on market $39,900 Active 86 DOM
4. 2026-06-16
   days on market $39,900 Active 85 DOM
5. 2026-06-15
   days on market $39,900 Active 84 DOM
6. 2026-06-13
   days on market $39,900 Active 82 DOM
7. 2026-06-09
   days on market $39,900 Active 78 DOM
8. 2026-06-08
   days on market $39,900 Active 77 DOM
9. 2026-06-07
   days on market $39,900 Active 76 DOM
10. 2026-06-04
    days on market $39,900 Active 73 DOM
11. 2026-06-03
    days on market $39,900 Active 72 DOM
12. 2026-06-02
    days on market $39,900 Active 71 DOM
13. 2026-06-01
    days on market $39,900 Active 70 DOM
14. 2026-05-31
    days on market $39,900 Active 69 DOM
15. 2026-05-06
    price $39,900
16. 2026-04-25
    price $44,900
17. 2026-04-14
    price $49,900
18. 2026-04-01
    price $54,900
19. 2026-03-23
    listed $60,000 Active
20. 2020-04-20
    soldstatus $25,000
21. 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: $10,715
• − Mortgage interest: −$2,235
• − Property taxes: −$645
• − Insurance: −$200
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$1,161
• Taxable income: $4,761
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $3,967/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 — 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

• City population: 3,858
• Population (ZIP): 3,858

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 0.62)
• 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

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.