522 Miller St · Jefferson, SC 29718

$65,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 237 Days on market

Built 1960 0.50 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

522 West Miller St. Jefferson, SC Two bedroom, one bath. New metal roof, new HVAC, insulation in attic, new electrical wiring. Property currently rented for $500 per month. Almost one half acre inside the city limits with city water and sewer. Cement block structure. Selling property as is.

Key facts

• New metal roof
• New hvac
• City water

Tags

• NEW METAL ROOF
• NEW HVAC
• INSULATION IN ATTIC
• NEW ELECTRICAL WIRING
• CEMENT BLOCK STRUCTURE
• CITY WATER

Property features AI

Exterior

• Home design: House
• Construction: Built in 2025; Approximately 1,000 living area
• Exterior features: Half-acre lot

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$172,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#212 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools 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.
• Market conditions: 20 active listings in the ZIP; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.21%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $172,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 W Elizabeth St	0.12mi	2/1.5	1,038 (+4%)	11mo	$110,000	$106	77
310 W Miller St	0.27mi	3/1.0 (+1)	980 (-2%)	19mo	$169,000	$172	63

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.9%
• Equity multiple: 4.39×
• Total profit: $61,699
• Equity at exit: $58,557

10-year hold

• IRR: 38.9%
• Equity multiple: 9.85×
• Total profit: $161,057
• Equity at exit: $126,281

Cash invested: $18,200 (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 29718

• Home prices YoY: 4.8%
• Active inventory: 20
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $413

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $458	-5% $435	+0% $413	+5% $390	+10% $368
Rent	-10% $326	-5% $370	+0% $413	+5% $456	+10% $499
Rate	-1.0pp $445	-0.5pp $429	base $413	+0.5pp $396	+1.0pp $379

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $65,000 Active 237 DOM
2. 2026-06-17
   days on market $65,000 Active 236 DOM
3. 2026-06-16
   days on market $65,000 Active 235 DOM
4. 2026-06-15
   days on market $65,000 Active 234 DOM
5. 2026-06-13
   days on market $65,000 Active 232 DOM
6. 2026-06-09
   days on market $65,000 Active 228 DOM
7. 2026-06-08
   days on market $65,000 Active 227 DOM
8. 2026-06-07
   days on market $65,000 Active 226 DOM
9. 2026-06-04
   days on market $65,000 Active 223 DOM
10. 2026-06-03
    days on market $65,000 Active 222 DOM
11. 2026-06-02
    days on market $65,000 Active 221 DOM
12. 2026-06-01
    days on market $65,000 Active 220 DOM
13. 2026-05-31
    days on market $65,000 Active 219 DOM
14. 2025-10-24
    listed $65,000 Active

ⓘ 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: $13,091
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,891
• Taxable income: $4,165
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $3,952/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 — Jefferson

• Score: 61/100
• State rank: #212
• US rank: #17840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, SC
• Population (ZIP): 4,049

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 3% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 14.53%
• Current HPI: 316.6672
• 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

1 event — show timeline

• 2025-10-24 Listed $65,000 ForSaleByOwner.com