Macon Plan · Richburg, SC 29729

$282,990

3 bd · 2.0 ba · 1,343 sqft · SingleFamily · 267 Days on market

Excellent condition

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

The Macon is one of our ranch plans featured at Stanton in Richburg, SC, offering three modern elevations. This ranch home offers three bedrooms, two bathrooms, and a two-car garage with 1,343 square feet. The moment you step inside, a foyer welcomes you into the heart of the home. The open concept seamlessly blends the main living areas, creating an ambiance of spaciousness and connectivity. The chef's kitchen is equipped with stainless steel appliances, custom cabinetry, granite countertops, and a breakfast bar, perfect for cooking and casual dining.

Key facts

• Custom cabinetry
• Primary suite
• Granite countertops

Tags

• CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• PRIMARY SUITE

🏗️ New construction. The $282,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,706.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $283k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (19.8% below list).
• Recommended offer: $227k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Richburg — 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 63/100 on livability (#182 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities 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: Lewisville Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 510 students, 100% FRL); Lewisville Middle (math 25% / reading 37%, grade F, #128 of 229 statewide, top 58%, 416 students, 100% FRL); Lewisville High (math 44% / reading 87%, grade B, #83 of 196 statewide, top 43%, 416 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 28% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Chester 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 107 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).
• At $2,270/mo this rent would consume 55% of the median local household income ($49k/yr) (locally 38% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $226,980 (19.8% 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 267 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $306,706
• List price: $282,990
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 Lily Dr	0.06mi	3/2.0	1,343 (0%)	2mo	$279,000	$208	96
1231 Lavender Dr	0.05mi	3/2.0	1,343 (0%)	6mo	$288,000	$214	93
1329 Lily Dr	0.09mi	3/2.0	1,497 (+12%)	1mo	$289,000	$193	76
1322 Lily Dr	0.08mi	3/2.0	1,497 (+12%)	2mo	$305,000	$204	76
1247 Lavender Dr	0.10mi	3/2.0	1,497 (+12%)	1mo	$308,000	$206	75
1236 Lavender Dr	0.06mi	3/2.0	1,497 (+12%)	4mo	$295,000	$197	75
709 Lamorak Pl	0.66mi	3/2.0	1,316 (-2%)	1mo	$292,900	$223	65
703 Lamorak Pl	0.67mi	3/2.0	1,316 (-2%)	5mo	$292,900	$223	62
1111 Elyan St	0.72mi	3/2.0	1,316 (-2%)	5mo	$294,900	$224	59
1116 Elyan St	0.68mi	3/2.0	1,316 (-2%)	7mo	$292,900	$223	58
656 Lancelot Dr	0.62mi	3/2.0	1,197 (-11%)	5mo	$265,000	$221	49
907 Morien St	0.67mi	3/2.0	1,177 (-12%)	7mo	$245,000	$208	43

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

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.19×
• Total profit: $16,084
• Equity at exit: $137,794

10-year hold

• IRR: 6.6%
• Equity multiple: 2.01×
• Total profit: $86,622
• Equity at exit: $212,269

Cash invested: $85,878 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 10 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $295,900 ($211/sqft)
• Median days on market: 59 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

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

ZIP-level market 29729

• Home prices YoY: 1.4%
• Active inventory: 107
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,608
• Tax est. 1.5%: −$383 /mo · $4,601/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-326

Break-even live

Break-even rent $2,683

Max offer price $259,470

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-220	+0% $-326	+5% $-432	+10% $-538
Rent	-10% $-506	-5% $-416	+0% $-326	+5% $-237	+10% $-147
Rate	-1.0pp $-172	-0.5pp $-248	base $-326	+0.5pp $-406	+1.0pp $-487

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: $76,676
• Closing costs: $9,201
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Address: 1305 Lily Dr, Richburg, SC 29729Listing status: Active
• Financial info: List price $301,990

Exterior

• Home design: Macon planNew construction plan
• Construction: 1,343 finished living areaBuilt as part of a new construction plan

Interior

• Kitchen: Plan includes a kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 50 events

1. 2026-09-23
   days on market $282,990 Active 267 DOM
2. 2026-09-22
   days on market $282,990 Active 266 DOM
3. 2026-09-21
   days on market $282,990 Active 265 DOM
4. 2026-09-20
   days on market $282,990 Active 264 DOM
5. 2026-09-19
   days on market $282,990 Active 263 DOM
6. 2026-09-18
   days on market $282,990 Active 262 DOM
7. 2026-09-17
   days on market $282,990 Active 261 DOM
8. 2026-09-16
   days on market $282,990 Active 260 DOM
9. 2026-09-15
   days on market $282,990 Active 259 DOM
10. 2026-09-14
    days on market $282,990 Active 258 DOM
11. 2026-09-13
    days on market $282,990 Active 257 DOM
12. 2026-09-12
    days on market $282,990 Active 256 DOM
13. 2026-09-11
    days on market $282,990 Active 255 DOM
14. 2026-09-05
    days on market $282,990 Active 249 DOM
15. 2026-09-04
    days on market $282,990 Active 248 DOM
16. 2026-09-03
    days on market $282,990 Active 247 DOM
17. 2026-08-31
    days on market $282,990 Active 244 DOM
18. 2026-08-30
    days on market $282,990 Active 243 DOM
19. 2026-08-29
    days on market $282,990 Active 242 DOM
20. 2026-08-28
    days on market $282,990 Active 241 DOM
21. 2026-08-27
    days on market $282,990 Active 240 DOM
22. 2026-08-26
    days on market $282,990 Active 239 DOM
23. 2026-08-25
    days on market $282,990 Active 238 DOM
24. 2026-08-24
    days on market $282,990 Active 237 DOM
25. 2026-08-23
    days on market $282,990 Active 236 DOM
26. 2026-08-22
    days on market $282,990 Active 235 DOM
27. 2026-08-21
    days on market $282,990 Active 234 DOM
28. 2026-08-20
    days on market $282,990 Active 233 DOM
29. 2026-08-19
    days on market $282,990 Active 232 DOM
30. 2026-08-18
    days on market $282,990 Active 231 DOM
31. 2026-08-17
    days on market $282,990 Active 230 DOM
32. 2026-08-16
    days on market $282,990 Active 229 DOM
33. 2026-08-15
    days on market $282,990 Active 228 DOM
34. 2026-08-14
    days on market $282,990 Active 227 DOM
35. 2026-08-13
    days on market $282,990 Active 226 DOM
36. 2026-08-12
    days on market $282,990 Active 225 DOM
37. 2026-08-11
    days on market $282,990 Active 224 DOM
38. 2026-08-10
    days on market $282,990 Active 223 DOM
39. 2026-08-09
    days on market $282,990 Active 222 DOM
40. 2026-08-08
    days on market $282,990 Active 221 DOM
41. 2026-08-06
    days on market $282,990 Active 219 DOM
42. 2026-08-05
    days on market $282,990 Active 218 DOM
43. 2026-08-04
    days on market $282,990 Active 217 DOM
44. 2026-08-03
    days on market $282,990 Active 216 DOM
45. 2026-07-31
    days on market $282,990 Active 213 DOM
46. 2026-07-30
    days on market $282,990 Active 211 DOM
47. 2026-07-28
    pricedays on market $282,990 Active 210 DOM
48. 2026-07-26
    days on market $301,990 Active 208 DOM
49. 2026-07-24
    days on market $301,990 Active 206 DOM
50. 2026-07-23
    days on market $301,990 Active 205 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,238
• − Mortgage interest: −$17,180
• − Property taxes: −$4,601
• − Insurance: −$1,534
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$8,922
• Taxable loss: −$9,357
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $-1,671/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for both resale and rental value through minor exterior updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Lewisville Elementary F SC #226/597 Nat'l #16,061/41,679 Middle Lewisville Middle F SC #128/229 Nat'l #8,646/14,009 High Lewisville High B SC #83/196 Nat'l #2,727/17,239

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

C Composite livability gradescore 63/100

Livability — Richburg

• Score: 63/100
• State rank: #182
• US rank: #15927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester · 30,121 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 2,313
• Household income: $49,306
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 38% 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 0.57)
• Race & ethnicity: White 60% Black 26% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Danish 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 99% English-only · Spanish 1%

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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: ▲ 2.99%
• Current HPI: 210.6518
• 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

Finance

• Other: Address: 1305 Lily Dr, Richburg, SC 29729Listing status: Active
• Financial info: List price $301,990

Exterior

• Home design: Macon planNew construction plan
• Construction: 1,343 finished living areaBuilt as part of a new construction plan

Interior

• Kitchen: Plan includes a kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area