Macon Plan · Richburg, SC 29729

$301,990

3 bd · 2.0 ba · 1,343 sqft · SingleFamily · 170 Days on market

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

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. Adjacent to the large great room is the primary suite which feels like a sanctuary of tranquility, featuring a en-suite bathroom with dual v

Key facts

• Custom cabinetry
• Primary suite
• Granite countertops

Tags

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

Property features AI

Finance

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

Exterior

• Home design: Macon plan; New construction plan
• Construction: 1,343 finished living area; Built 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

🏗️ New construction. The $301,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,402.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $302k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (6.5% below list).
• Recommended offer: $266k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.7% in Richburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, crime D+, health & safety D+.
• 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.
• Market conditions: 81 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 $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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($266k) 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 $265,751 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% 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 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 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?
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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $287,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 Lavender Dr	0.05mi	3/2.0	1,343 (0%)	3mo	$288,000	$214	95
1236 Lavender Dr	0.06mi	3/2.0	1,497 (+12%)	1mo	$295,000	$197	78
620 Lamorak Pl	0.59mi	3/2.0	1,335 (-1%)	4mo	$270,000	$202	68
599 Lamorak Pl	0.62mi	3/2.0	1,341 (-0%)	4mo	$265,000	$198	67
703 Lamorak Pl	0.67mi	3/2.0	1,316 (-2%)	2mo	$292,900	$223	64
1111 Elyan St	0.72mi	3/2.0	1,316 (-2%)	2mo	$294,900	$224	62
670 Lamorak Pl	0.64mi	3/2.0	1,316 (-2%)	6mo	$262,500	$199	61
1116 Elyan St	0.68mi	3/2.0	1,316 (-2%)	4mo	$292,900	$223	61
1112 Elyan St	0.69mi	3/2.0	1,316 (-2%)	5mo	$289,900	$220	60
1522 Doran Ter	0.73mi	3/2.0	1,316 (-2%)	6mo	$272,900	$207	57
656 Lancelot Dr	0.62mi	3/2.0	1,197 (-11%)	2mo	$265,000	$221	51
907 Morien St	0.67mi	3/2.0	1,177 (-12%)	4mo	$245,000	$208	45

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: 10.9%
• Equity multiple: 1.62×
• Total profit: $50,144
• Equity at exit: $129,122

10-year hold

• IRR: 13.1%
• Equity multiple: 2.95×
• Total profit: $156,902
• Equity at exit: $198,909

Cash invested: $80,473 (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 29729

• Home prices YoY: 1.4%
• Active inventory: 81
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,824 medium
• Mortgage (P&I): −$1,507
• Tax est. 1.5%: −$359 /mo · $4,311/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $245

Break-even live

Break-even rent $2,514

Max offer price $287,402

Occupancy floor 86%

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: $71,850
• Closing costs: $8,622
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $301,990 Active 170 DOM
2. 2026-06-17
   days on market $301,990 Active 169 DOM
3. 2026-06-16
   days on market $301,990 Active 168 DOM
4. 2026-06-15
   days on market $301,990 Active 167 DOM
5. 2026-06-13
   days on market $301,990 Active 165 DOM
6. 2026-06-09
   days on market $301,990 Active 161 DOM
7. 2026-06-08
   days on market $301,990 Active 160 DOM
8. 2026-06-07
   days on market $301,990 Active 159 DOM
9. 2026-06-04
   days on market $301,990 Active 156 DOM
10. 2026-06-03
    days on market $301,990 Active 155 DOM
11. 2026-06-02
    days on market $301,990 Active 154 DOM
12. 2026-06-01
    days on market $301,990 Active 153 DOM
13. 2026-05-31
    days on market $301,990 Active 152 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: $33,885
• − Mortgage interest: −$16,099
• − Property taxes: −$4,311
• − Insurance: −$1,437
• − Repairs & maintenance: −$2,711
• − Management: −$2,711
• − Depreciation: −$8,361
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $3,354/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 — 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

• Population (ZIP): 2,313

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 0.57)
• 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B