114 Legrand St · Cheraw, SC 29520

$59,500

3 bd · 2.0 ba · 1,399 sqft · Other public records · 34 Days on market

Built 1950 0.95 ac lot ↓ 40% since listing

---

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
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors Special! Primary Homebuyers Dream!! Welcome to 114 Legrand in Cheraw, SC. This 1,399 sq. ft. ranch home features 3 bedrooms and 2 bathrooms on nearly an acre of land, offering significant potential for both investors and primary homebuyers. The property is situated in a prime location with convenient access to local shopping, restaurants, hospitals, and major highways. For investors, the lot is pre-approved for subdivision into two half-acre parcels, allowing for additional income generation or the development of a second dwelling, such as a couple of tiny houses or another single-family home. For primary homebuyers, this property serves as a blank canvas in a charming small town

Key facts

• Nearly an acre
• 0.95 acre lot
• Built 1950

Tags

• NEARLY AN ACRE
• PRE-APPROVED FOR SUBDIVISION
• ADDITIONAL INCOME GENERATION

Property features AI

Finance

• Other: Property sits on 0.95 acres; Use your own GPS for directions

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Exterior finish: Other; Paved road access

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Family room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 4.0% in Cheraw — 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 52/100 on livability (#354 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime F, amenities F.
• Chesterfield 01 (rural): math 25% / reading 36% proficiency, ranked #55 of 80 in SC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chesterfield County population projected at -17% 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $57,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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 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: 1.56% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 1.56×
• Total profit: $9,292
• Equity at exit: $8,872

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $32,555
• Equity at exit: $5,144

Cash invested: $16,660 (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 29520

• Home prices YoY: -17.3%
• Active inventory: 84
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $297

Break-even live

Break-even rent $553

Max offer price $59,500

Occupancy floor 63%

Sensitivity live

Price	-10% $330	-5% $314	+0% $297	+5% $280	+10% $263
Rent	-10% $223	-5% $260	+0% $297	+5% $334	+10% $370
Rate	-1.0pp $327	-0.5pp $312	base $297	+0.5pp $281	+1.0pp $266

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Moffat Rd Apt B3 Cheraw, SC	2.0	1.0	875	$749	$0.86	24d	1	0.58mi
520 3rd St Unit 2 Cheraw, SC	2.0	1.0	1000	$900	$0.90	24d	1	1.17mi
14 Cash Rd Cheraw, SC	3.0	1.0	1300	$1,200	$0.92	24d	1	1.20mi

Listing history 20 events

1. 2026-06-18
   days on market $59,500 Active 34 DOM
2. 2026-06-17
   days on market $59,500 Active 33 DOM
3. 2026-06-16
   days on market $59,500 Active 32 DOM
4. 2026-06-15
   days on market $59,500 Active 31 DOM
5. 2026-06-13
   days on market $59,500 Active 29 DOM
6. 2026-06-09
   days on market $59,500 Active 25 DOM
7. 2026-06-08
   days on market $59,500 Active 24 DOM
8. 2026-06-07
   days on market $59,500 Active 23 DOM
9. 2026-06-04
   days on market $59,500 Active 20 DOM
10. 2026-06-03
    days on market $59,500 Active 19 DOM
11. 2026-06-02
    days on market $59,500 Active 18 DOM
12. 2026-06-01
    days on market $59,500 Active 17 DOM
13. 2026-05-31
    days on market $59,500 Active 16 DOM
14. 2026-05-15
    listed $59,500 Active
15. 2026-05-01
    historical
16. 2026-03-04
    price $59,500
17. 2025-12-24
    price $69,000
18. 2025-12-02
    price $90,000
19. 2025-10-27
    listed $99,000 Active
20. 2023-03-24
    soldstatus $99,500

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,146
• − Mortgage interest: −$3,333
• − Property taxes: −$1,202
• − Insurance: −$298
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$1,731
• Taxable income: $2,799
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $2,890/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: Chesterfield 01
• NCES district ID: 4501560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $33,946
• Composite: 25.04/100
• National rank: #7547
• State rank: #55 of 80 in SC

Livability — Cheraw

• Score: 52/100
• State rank: #354
• US rank: #24998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheraw, SC
• Population (ZIP): 12,860

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 44,632 people
• By 2030: 43,331 · -2.9%
• By 2040: 40,218 · -9.9%
• By 2050: 36,847 · -17.4%
• By 2075: 29,636 · -33.6%
• By 2100: 23,536 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 47% Black 43% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Chesterfield

• 2024 margin: Strong R (+28.1) · D 35.5% · R 63.5% · Other 1.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -3.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+20.5 2016: R+14.3 2012: R+3.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.46%
• Current HPI: 207.8249
• 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

-40.2% since first listed

7 events — show timeline

• 2026-05-15 Listed $59,500 Consolidated MLS
• 2026-05-01 Delisted — Consolidated MLS
• 2026-03-04 Price Changed $59,500 Consolidated MLS
• 2025-12-24 Price Changed $69,000 Consolidated MLS
• 2025-12-02 Price Changed $90,000 Consolidated MLS
• 2025-10-27 Listed $99,000 Consolidated MLS
• 2023-03-24 Sold (Public Records) $99,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,202 · +1727.2% YoY. Source: county tax records.