519 Central Ave · Lancaster, SC 29720

$125,000

3 bd · 1.0 ba · 820 sqft · SingleFamily public records · 38 Days on market

Built 1940 0.39 ac lot Est $123k · at est.

---

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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +6.8/15.0
• 1% rule +5.7/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Tennant pays month to month and has paid 5 months in advance for rent through October. Close proximity to MUSC and right down the street from uptown Lancaster.

Key facts

• Added privacy
• Community amenities
• Spacious lot

Tags

• SPACIOUS LOT
• NEW ROOF
• ROOM TO EXPAND
• ADDED PRIVACY
• EASY ACCESS TO LOCAL SHOPS
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; No garage
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction; City zoning
• Construction: Asbestos exterior material; Crawl space foundation
• Exterior features: Porch

Interior

• Kitchen: Electric Range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 5 total rooms; Primary-bedroom fireplace
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% in Lancaster — 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 55/100 on livability (#301 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools C-, crime F, amenities F.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 675 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 47% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $123,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 S Jackson Rd	0.11mi	2/1.0 (-1)	800 (-2%)	4mo	$120,000	$150	82
1141 6th St	0.16mi	2/1.0 (-1)	811 (-1%)	18mo	$85,000	$105	71
521 Central Ave	0.02mi	2/1.0 (-1)	764 (-7%)	24mo	$169,000	$221	63
1127 6th St	0.18mi	3/2.0	910 (+11%)	21mo	$185,000	$203	52
944 15th St	0.54mi	3/2.0	878 (+7%)	15mo	$169,999	$194	46
813 N Woodland Dr	0.59mi	2/1.0 (-1)	875 (+7%)	24mo	$85,000	$97	37
1010 13th St #11	0.69mi	2/1.0 (-1)	932 (+14%)	13mo	$67,500	$72	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,696
• Equity at exit: $18,638

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $13,788
• Equity at exit: $10,808

Cash invested: $35,000 (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 29720

• Home prices YoY: -28.2%
• Active inventory: 675
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$656
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $229

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 S Catawba St Lancaster, SC	2.0	1.0	950	$1,350	$1.42	1d	1	0.60mi
409 Plantation Rd Unit B Lancaster, SC	2.0	1.0	800	$900	$1.12	16d	1	1.01mi
1045 W Meadow Dr Unit F Lancaster, SC	2.0	1.0	800	$900	$1.12	23d	1	1.01mi
417 Plantation Rd Unit C Lancaster, SC	2.0	1.0	800	$900	$1.12	23d	1	1.02mi
730 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	1d	1	1.05mi
732 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	1d	1	1.06mi
3038 Miller St Unit 3016-A Lancaster, SC	2.0	2.0	915	$1,363	$1.49	17d	1	1.10mi
1340 Wade St Lancaster, SC	2.0	1.0	964	$1,350	$1.40	3d	1	1.28mi
1727 Summit Ave Lancaster, SC	2.0	1.0	720	$1,200	$1.67	23d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 38 DOM
2. 2026-06-17
   days on market $125,000 Active 37 DOM
3. 2026-06-16
   days on market $125,000 Active 36 DOM
4. 2026-06-15
   pricedays on market $125,000 Active 35 DOM
5. 2026-06-13
   days on market $150,000 Active 33 DOM
6. 2026-06-09
   days on market $150,000 Active 29 DOM
7. 2026-06-08
   days on market $150,000 Active 28 DOM
8. 2026-06-07
   days on market $150,000 Active 27 DOM
9. 2026-06-04
   days on market $150,000 Active 24 DOM
10. 2026-06-03
    days on market $150,000 Active 23 DOM
11. 2026-06-02
    days on market $150,000 Active 22 DOM
12. 2026-06-01
    days on market $150,000 Active 21 DOM
13. 2026-05-31
    days on market $150,000 Active 20 DOM
14. 2026-05-12
    listed $150,000 Active
15. 2023-08-09
    soldstatus $60,000 Closed 186-char remark

    Show marketing remark (186 chars)

    Great investment property. Tennant pays month to month and has paid 5 months in advance for rent through October. Close proximity to MUSC and right down the street from uptown Lancaster.

16. 2023-07-18
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Great investment property. Tennant pays month to month and has paid 5 months in advance for rent through October. Close proximity to MUSC and right down the street from uptown Lancaster.

17. 2023-07-13
    listed $30,000 Active 186-char remark

    Show marketing remark (186 chars)

    Great investment property. Tennant pays month to month and has paid 5 months in advance for rent through October. Close proximity to MUSC and right down the street from uptown Lancaster.

18. 2004-02-13
    soldstatus $15,000

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,098
• − Mortgage interest: −$7,002
• − Property taxes: −$1,483
• − Insurance: −$625
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,636
• Taxable income: $776
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,557/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Lancaster

• Score: 55/100
• State rank: #301
• US rank: #23178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, SC
• County: Lancaster County · 91,213 people
• City population: 53,584
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 53,584
• Household income: $62,969
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 1158.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.90%
• Current HPI: 244.328
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+900.0% since first listed

5 events — show timeline

• 2026-05-12 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2023-08-09 Sold (MLS) $60,000 CANOPYMLS as Distributed by MLS Grid
• 2023-07-18 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-07-13 Listed $30,000 CANOPYMLS as Distributed by MLS Grid
• 2004-02-13 Sold (Public Records) $15,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $1,483 · +61.4% YoY. Source: county tax records.