413 Laney Farms Dr · Pageland, SC 29728

$275,990

4 bd · 2.5 ba · 1,946 sqft · Other · 107 Days on market

Built 2026 6,098 sqft lot $30/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Laney Farms provides a peaceful residential setting in Pageland with convenient access to Monroe and regional destinations. Planned neighborhood amenities and nearby everyday conveniences contribute to a well-rounded community experience. The Dogwood floorplan offers an efficient two-story layout designed to maximize usable space. The main level features a bright great room that flows seamlessly into the kitchen and dining area, supporting everyday living and entertaining. Upstairs, bedrooms are thoughtfully arranged alongside a dedicated laundry area for added convenience. Buyers may receive closing cost assistance when using the preferred lender, helping make homeownership more accessible. Schedule your visit today to learn more about Laney Farms and explore available homes.

Key facts

• Ample cabinet space
• Granite counter tops
• Spacious loft

Tags

• OPEN-CONCEPT LAYOUT
• FUNCTIONAL KITCHEN ISLAND
• GRANITE COUNTER TOPS
• AMPLE CABINET SPACE
• PANTRY LOCATED OFF GARAGE
• SPACIOUS LOFT

Property features AI

Finance

• Other: Property zoned R; Development status: Proposed
• HOA & community: Mandatory HOA (Kuester); HOA fee $70 monthly

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Carbon monoxide detector(s)
• Utilities: City water; Public sewer; Cable available; Underground utilities
• Home design: Single family residence; Two levels; New construction (proposed completion July 2026); Site-built home
• Construction: Vinyl exterior; Slab foundation; Built by Ryan Homes (model: Torrey)
• Exterior features: Concrete and paved roads; Private maintained road; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all upstairs)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Insulated windows; Insulated doors; Carbon monoxide detector(s); 12 total rooms
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Laundry closet (upper level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $276k.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.6% below list).
• Recommended offer: $200k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#352 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Pageland Elementary (math 21% / reading 19%, grade F, #492 of 597 statewide, top 83%, 324 students, 100% FRL); New Heights Middle (math 11% / reading 23%, grade F, #191 of 229 statewide, top 85%, 531 students, 100% FRL); Central High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 644 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Chesterfield County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $199,900 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $127,553
• Equity at exit: $248,634

10-year hold

• IRR: 18.6%
• Equity multiple: 6.09×
• Total profit: $393,654
• Equity at exit: $536,188

Cash invested: $77,277 (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 29728

• Home prices YoY: 19.9%
• Active inventory: 118
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,140/yr
• Insurance: −$115
• HOA: −$30
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-358

Break-even live

Break-even rent $2,452

Max offer price $224,173

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-263	+0% $-358	+5% $-453	+10% $-549
Rent	-10% $-516	-5% $-437	+0% $-358	+5% $-279	+10% $-200
Rate	-1.0pp $-219	-0.5pp $-288	base $-358	+0.5pp $-430	+1.0pp $-502

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: $68,998
• Closing costs: $8,280
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Maggys Way Pageland, SC	3.0	3.0	1517	$1,999	$1.32	23d	1	0.10mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 31 events

1. 2026-06-21
   days on market $275,990 Active 107 DOM
2. 2026-06-18
   days on market $275,990 Active 104 DOM
3. 2026-06-17
   days on market $275,990 Active 103 DOM
4. 2026-06-16
   days on market $275,990 Active 102 DOM
5. 2026-06-15
   days on market $275,990 Active 101 DOM
6. 2026-06-13
   days on market $275,990 Active 99 DOM
7. 2026-06-09
   days on market $275,990 Active 95 DOM
8. 2026-06-08
   days on market $275,990 Active 94 DOM
9. 2026-06-07
   days on market $275,990 Active 93 DOM
10. 2026-06-04
    days on market $275,990 Active 90 DOM
11. 2026-06-03
    days on market $275,990 Active 89 DOM
12. 2026-06-02
    days on market $275,990 Active 88 DOM
13. 2026-06-01
    days on market $275,990 Active 87 DOM
14. 2026-05-31
    days on market $275,990 Active 86 DOM
15. 2026-04-21
    price $305,990
16. 2026-04-03
    price $259,990 788-char remark

    Show marketing remark (788 chars)

    Laney Farms provides a peaceful residential setting in Pageland with convenient access to Monroe and regional destinations. Planned neighborhood amenities and nearby everyday conveniences contribute to a well-rounded community experience. The Dogwood floorplan offers an efficient two-story layout designed to maximize usable space. The main level features a bright great room that flows seamlessly into the kitchen and dining area, supporting everyday living and entertaining. Upstairs, bedrooms are thoughtfully arranged alongside a dedicated laundry area for added convenience. Buyers may receive closing cost assistance when using the preferred lender, helping make homeownership more accessible. Schedule your visit today to learn more about Laney Farms and explore available homes.

17. 2026-04-03
    status Active 788-char remark

    Show marketing remark (788 chars)

    Laney Farms provides a peaceful residential setting in Pageland with convenient access to Monroe and regional destinations. Planned neighborhood amenities and nearby everyday conveniences contribute to a well-rounded community experience. The Dogwood floorplan offers an efficient two-story layout designed to maximize usable space. The main level features a bright great room that flows seamlessly into the kitchen and dining area, supporting everyday living and entertaining. Upstairs, bedrooms are thoughtfully arranged alongside a dedicated laundry area for added convenience. Buyers may receive closing cost assistance when using the preferred lender, helping make homeownership more accessible. Schedule your visit today to learn more about Laney Farms and explore available homes.

18. 2026-03-06
    listed $284,990 Active
19. 2026-02-28
    price $261,575 788-char remark

    Show marketing remark (788 chars)

    Laney Farms provides a peaceful residential setting in Pageland with convenient access to Monroe and regional destinations. Planned neighborhood amenities and nearby everyday conveniences contribute to a well-rounded community experience. The Dogwood floorplan offers an efficient two-story layout designed to maximize usable space. The main level features a bright great room that flows seamlessly into the kitchen and dining area, supporting everyday living and entertaining. Upstairs, bedrooms are thoughtfully arranged alongside a dedicated laundry area for added convenience. Buyers may receive closing cost assistance when using the preferred lender, helping make homeownership more accessible. Schedule your visit today to learn more about Laney Farms and explore available homes.

20. 2026-02-24
    price $307,990
21. 2026-02-12
    listed $316,495 Active
22. 2026-01-26
    listed $284,990 Active 788-char remark

    Show marketing remark (788 chars)

    Laney Farms provides a peaceful residential setting in Pageland with convenient access to Monroe and regional destinations. Planned neighborhood amenities and nearby everyday conveniences contribute to a well-rounded community experience. The Dogwood floorplan offers an efficient two-story layout designed to maximize usable space. The main level features a bright great room that flows seamlessly into the kitchen and dining area, supporting everyday living and entertaining. Upstairs, bedrooms are thoughtfully arranged alongside a dedicated laundry area for added convenience. Buyers may receive closing cost assistance when using the preferred lender, helping make homeownership more accessible. Schedule your visit today to learn more about Laney Farms and explore available homes.

23. 2025-12-01
    listed $310,595 Active
24. 2025-11-26
    price $270,770
25. 2025-11-26
    price $262,870
26. 2025-10-10
    price $314,990
27. 2025-10-01
    listed $317,990 Active
28. 2025-06-11
    soldstatus $529,500
29. 2025-05-21
    price $307,720
30. 2025-05-14
    listed $292,990 Active
31. 2025-05-09
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,988
• − Mortgage interest: −$15,460
• − Property taxes: −$4,140
• − Insurance: −$1,380
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$360
• − Depreciation: −$8,029
• Taxable loss: −$9,218
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-2,085/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 — Pageland

• Score: 52/100
• State rank: #352
• US rank: #24948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,470
• Population (ZIP): 9,470

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 49.76%
• Current HPI: 299.8227
• 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

+4.4% since first listed

17 events — show timeline

• 2026-04-21 Price Changed $305,990 CANOPYMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $259,990 CANOPYMLS as Distributed by MLS Grid
• 2026-04-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-06 Listed $284,990 CANOPYMLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $261,575 CANOPYMLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $307,990 CANOPYMLS as Distributed by MLS Grid
• 2026-02-12 Listed $316,495 CANOPYMLS as Distributed by MLS Grid
• 2026-01-26 Listed $284,990 CANOPYMLS as Distributed by MLS Grid
• 2025-12-01 Listed $310,595 CANOPYMLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $270,770 CANOPYMLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $262,870 CANOPYMLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $314,990 CANOPYMLS as Distributed by MLS Grid
• 2025-10-01 Listed $317,990 CANOPYMLS as Distributed by MLS Grid
• 2025-06-11 Sold (Public Records) $529,500 Public Records
• 2025-05-21 Price Changed $307,720 CANOPYMLS as Distributed by MLS Grid
• 2025-05-14 Listed $292,990 CANOPYMLS as Distributed by MLS Grid
• 2025-05-09 Coming Soon — CANOPYMLS as Distributed by MLS Grid