Freeport Plan · Richburg, SC 29729

$287,990

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 268 Days on market

Good 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Appreciation +6.5/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks

The Freeport is one of our spacious, single-story ranch plans featured at Stanton in Richburg, South Carolina. It offers 3 modern elevations and is designed with open-concept living in mind. This home features three bedrooms, two bathrooms, a study, and a two-car garage. Upon entering the home, you'll be greeted by a foyer that leads directly into the heart of the home. This open plan features a spacious family room open to the modern kitchen. The kitchen is equipped with a pantry, stainless steel appliances, and a large island with a breakfast bar, making it perfect for dining and casual entertaining.

Key facts

• Open concept living
• Primary suite
• Large island

Tags

• OPEN CONCEPT LIVING
• MODERN KITCHEN
• LARGE ISLAND
• OUTDOOR PATIO
• FLEX ROOM
• PRIMARY SUITE

🏗️ New construction. The $287,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,308.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-455 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (26.7% below list).
• Recommended offer: $211k (26.7% below list) — sets the bar for 1% rule.

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 $2,112/mo this rent would consume 51% 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 268 days — a 12% lower offer ($253k) 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 $211,171 (26.7% 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 268 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.69% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $307,308
• List price: $287,990
• Delta: -6.29%
• 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
1329 Lily Dr	0.09mi	3/2.0 (-1)	1,497 (0%)	1mo	$289,000	$193	90
1322 Lily Dr	0.08mi	3/2.0 (-1)	1,497 (0%)	2mo	$305,000	$204	90
1247 Lavender Dr	0.10mi	3/2.0 (-1)	1,497 (0%)	1mo	$308,000	$206	90
1236 Lavender Dr	0.06mi	3/2.0 (-1)	1,497 (0%)	4mo	$295,000	$197	89
1321 Lily Dr	0.06mi	3/2.0 (-1)	1,343 (-10%)	2mo	$279,000	$208	74
1104 Elyan St	0.70mi	3/2.0 (-1)	1,552 (+4%)	5mo	$325,900	$210	52
709 Lamorak Pl	0.66mi	3/2.0 (-1)	1,316 (-12%)	1mo	$292,900	$223	43
703 Lamorak Pl	0.67mi	3/2.0 (-1)	1,316 (-12%)	5mo	$292,900	$223	40
1111 Elyan St	0.72mi	3/2.0 (-1)	1,316 (-12%)	5mo	$294,900	$224	37
1106 Elyan St	0.69mi	3/2.5 (-1)	1,700 (+14%)	3mo	$327,900	$193	35
1113 Elyan St	0.72mi	3/2.5 (-1)	1,700 (+14%)	4mo	$325,900	$192	33
709 Daniel Ln	0.75mi	3/2.5 (-1)	1,717 (+15%)	4mo	$287,500	$167	30

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: 1.6%
• Equity multiple: 1.09×
• Total profit: $7,935
• Equity at exit: $138,065

10-year hold

• IRR: 5.3%
• Equity multiple: 1.80×
• Total profit: $69,127
• Equity at exit: $212,686

Cash invested: $86,046 (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: 17 active · 14 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $298,000 ($204/sqft)
• Median days on market: 97 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +0.6% 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,612
• Tax est. 1.5%: −$384 /mo · $4,610/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-455

Break-even live

Break-even rent $2,688

Max offer price $241,400

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-349	+0% $-455	+5% $-562	+10% $-668
Rent	-10% $-622	-5% $-539	+0% $-455	+5% $-372	+10% $-289
Rate	-1.0pp $-301	-0.5pp $-377	base $-455	+0.5pp $-535	+1.0pp $-616

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: $76,827
• Closing costs: $9,219
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Address: 1305 Lily Dr, Richburg, SC 29729Status: ActiveLast modified: 2026-05-17
• Financial info: List price $306,990

Exterior

• Home design: Single-family plan (Freeport)
• Construction: New construction (Plan)
• Exterior features: Living area approximately 1,497

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan is Freeport model

Listing history 50 events

1. 2026-09-24
   days on market $287,990 Active 268 DOM
2. 2026-09-23
   days on market $287,990 Active 267 DOM
3. 2026-09-22
   days on market $287,990 Active 266 DOM
4. 2026-09-21
   days on market $287,990 Active 265 DOM
5. 2026-09-20
   days on market $287,990 Active 264 DOM
6. 2026-09-19
   days on market $287,990 Active 263 DOM
7. 2026-09-18
   days on market $287,990 Active 262 DOM
8. 2026-09-17
   days on market $287,990 Active 261 DOM
9. 2026-09-16
   days on market $287,990 Active 260 DOM
10. 2026-09-15
    days on market $287,990 Active 259 DOM
11. 2026-09-14
    days on market $287,990 Active 258 DOM
12. 2026-09-13
    days on market $287,990 Active 257 DOM
13. 2026-09-12
    days on market $287,990 Active 256 DOM
14. 2026-09-11
    days on market $287,990 Active 255 DOM
15. 2026-09-05
    days on market $287,990 Active 249 DOM
16. 2026-09-04
    days on market $287,990 Active 248 DOM
17. 2026-09-03
    days on market $287,990 Active 247 DOM
18. 2026-08-31
    days on market $287,990 Active 244 DOM
19. 2026-08-30
    days on market $287,990 Active 243 DOM
20. 2026-08-29
    days on market $287,990 Active 242 DOM
21. 2026-08-28
    days on market $287,990 Active 241 DOM
22. 2026-08-27
    days on market $287,990 Active 240 DOM
23. 2026-08-26
    days on market $287,990 Active 239 DOM
24. 2026-08-25
    days on market $287,990 Active 238 DOM
25. 2026-08-24
    days on market $287,990 Active 237 DOM
26. 2026-08-23
    days on market $287,990 Active 236 DOM
27. 2026-08-22
    days on market $287,990 Active 235 DOM
28. 2026-08-21
    days on market $287,990 Active 234 DOM
29. 2026-08-20
    days on market $287,990 Active 233 DOM
30. 2026-08-19
    days on market $287,990 Active 232 DOM
31. 2026-08-18
    days on market $287,990 Active 231 DOM
32. 2026-08-17
    days on market $287,990 Active 230 DOM
33. 2026-08-16
    days on market $287,990 Active 229 DOM
34. 2026-08-15
    days on market $287,990 Active 228 DOM
35. 2026-08-14
    days on market $287,990 Active 227 DOM
36. 2026-08-13
    days on market $287,990 Active 226 DOM
37. 2026-08-12
    days on market $287,990 Active 225 DOM
38. 2026-08-11
    days on market $287,990 Active 224 DOM
39. 2026-08-10
    days on market $287,990 Active 223 DOM
40. 2026-08-09
    days on market $287,990 Active 222 DOM
41. 2026-08-08
    days on market $287,990 Active 221 DOM
42. 2026-08-06
    days on market $287,990 Active 219 DOM
43. 2026-08-05
    days on market $287,990 Active 218 DOM
44. 2026-08-04
    days on market $287,990 Active 217 DOM
45. 2026-08-03
    days on market $287,990 Active 216 DOM
46. 2026-07-31
    days on market $287,990 Active 213 DOM
47. 2026-07-30
    days on market $287,990 Active 211 DOM
48. 2026-07-28
    pricedays on market $287,990 Active 210 DOM
49. 2026-07-26
    days on market $306,990 Active 208 DOM
50. 2026-07-24
    days on market $306,990 Active 206 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: $25,341
• − Mortgage interest: −$17,214
• − Property taxes: −$4,610
• − Insurance: −$1,537
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$8,940
• Taxable loss: −$11,014
• Est. tax savings @ 24.0%: +$2,643
• After-tax cash flow: $-2,822/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

Good 75/100 Cosmetic rehab Est. rehab $7,485–$22,455 screening

This single-story ranch home in Richburg, SC is in good condition with a modern interior and exterior. It offers a spacious layout with a large kitchen island, modern appliances, and a well-maintained exterior. The home is ready for a new owner and can be further enhanced with minor updates to the exterior and interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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 29729Status: ActiveLast modified: 2026-05-17
• Financial info: List price $306,990

Exterior

• Home design: Single-family plan (Freeport)
• Construction: New construction (Plan)
• Exterior features: Living area approximately 1,497

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan is Freeport model