403 Chestnut St · Darlington, SC 29532

$70,000

3 bd · 1.0 ba · 1,224 sqft · Other public records · 66 Days on market

Built 1951 6,098 sqft lot ↓ 22% since listing

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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
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in the Heart of Darlington! Located just minutes from downtown Darlington, this duplex offers a prime opportunity for the right buyer to bring new life to a property full of potential. Situated approximately 0.25 miles from Main Street, you’ll love the convenience to local shops, dining, and community amenities. This property features two units—one upstairs and one downstairs—each offering a 1-bedroom, 1-bathroom layout. Renovations have already been started by the current owner, giving you a head start on transforming this space into a profitable investment. The vision is already in motion. With the right updates and finishing touches, this duplex could become a strong income-producing asset, whether you’re looking to create long-term rentals, a house-hack opportunity, or add value to your portfolio. This opportunity is ideal for investors or buyers who aren’t afraid to roll up their sleeves. This is your chance to turn potential into profit. Don’t miss the opportunity to unlock the value in this hidden gem!

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1951

Property features AI

Finance

• Other: No pest control reported; Directions: Turn left on Chestnut St and the property is on the left.

Exterior

• Parking: 2 parking spaces; Unassigned or other parking (see remarks)
• Utilities: Public sewer; Public water
• Home design: 2-story building; Duplex (2 total units)
• Construction: Crawlspace and slab foundation
• Exterior features: Brick exterior above foundation; Paved road access; Public water

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 1 bedroom
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; No half baths
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.6% in Darlington — 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 57/100 on livability (#268 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 32% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Darlington County population projected at -18% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 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 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 1.97×
• Total profit: $19,096
• Equity at exit: $10,437

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $55,803
• Equity at exit: $6,052

Cash invested: $19,600 (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 29532

• Active inventory: 123
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $478

Break-even live

Break-even rent $561

Max offer price $70,000

Occupancy floor 54%

Sensitivity live

Price	-10% $518	-5% $498	+0% $478	+5% $458	+10% $438
Rent	-10% $386	-5% $432	+0% $478	+5% $524	+10% $570
Rate	-1.0pp $513	-0.5pp $496	base $478	+0.5pp $460	+1.0pp $441

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $70,000 Active 66 DOM
2. 2026-06-18
   days on market $70,000 Active 65 DOM
3. 2026-06-17
   days on market $70,000 Active 64 DOM
4. 2026-06-16
   days on market $70,000 Active 63 DOM
5. 2026-06-15
   days on market $70,000 Active 62 DOM
6. 2026-06-14
   days on market $70,000 Active 60 DOM
7. 2026-06-13
   days on market $70,000 Active 59 DOM
8. 2026-06-10
   days on market $70,000 Active 57 DOM
9. 2026-06-09
   days on market $70,000 Active 56 DOM
10. 2026-06-08
    days on market $70,000 Active 55 DOM
11. 2026-06-07
    days on market $70,000 Active 54 DOM
12. 2026-06-05
    days on market $70,000 Active 51 DOM
13. 2026-06-03
    days on market $70,000 Active 50 DOM
14. 2026-06-02
    days on market $70,000 Active 49 DOM
15. 2026-06-01
    days on market $70,000 Active 48 DOM
16. 2026-05-31
    days on market $70,000 Active 47 DOM
17. 2026-05-30
    days on market $70,000 Active 46 DOM
18. 2026-05-21
    price $70,000

    Show marketing remark (1078 chars)

    Investor Special in the Heart of Darlington! Located just minutes from downtown Darlington, this duplex offers a prime opportunity for the right buyer to bring new life to a property full of potential. Situated approximately 0.25 miles from Main Street, you’ll love the convenience to local shops, dining, and community amenities. This property features two units—one upstairs and one downstairs—each offering a 1-bedroom, 1-bathroom layout. Renovations have already been started by the current owner, giving you a head start on transforming this space into a profitable investment. The vision is already in motion. With the right updates and finishing touches, this duplex could become a strong income-producing asset, whether you’re looking to create long-term rentals, a house-hack opportunity, or add value to your portfolio. This opportunity is ideal for investors or buyers who aren’t afraid to roll up their sleeves. This is your chance to turn potential into profit. Don’t miss the opportunity to unlock the value in this hidden gem!

19. 2026-05-21
    price $70,000 1078-char remark

    Show marketing remark (1078 chars)

    Investor Special in the Heart of Darlington! Located just minutes from downtown Darlington, this duplex offers a prime opportunity for the right buyer to bring new life to a property full of potential. Situated approximately 0.25 miles from Main Street, you’ll love the convenience to local shops, dining, and community amenities. This property features two units—one upstairs and one downstairs—each offering a 1-bedroom, 1-bathroom layout. Renovations have already been started by the current owner, giving you a head start on transforming this space into a profitable investment. The vision is already in motion. With the right updates and finishing touches, this duplex could become a strong income-producing asset, whether you’re looking to create long-term rentals, a house-hack opportunity, or add value to your portfolio. This opportunity is ideal for investors or buyers who aren’t afraid to roll up their sleeves. This is your chance to turn potential into profit. Don’t miss the opportunity to unlock the value in this hidden gem!

20. 2026-04-14
    listed $85,000 Active

    Show marketing remark (1078 chars)

    Investor Special in the Heart of Darlington! Located just minutes from downtown Darlington, this duplex offers a prime opportunity for the right buyer to bring new life to a property full of potential. Situated approximately 0.25 miles from Main Street, you’ll love the convenience to local shops, dining, and community amenities. This property features two units—one upstairs and one downstairs—each offering a 1-bedroom, 1-bathroom layout. Renovations have already been started by the current owner, giving you a head start on transforming this space into a profitable investment. The vision is already in motion. With the right updates and finishing touches, this duplex could become a strong income-producing asset, whether you’re looking to create long-term rentals, a house-hack opportunity, or add value to your portfolio. This opportunity is ideal for investors or buyers who aren’t afraid to roll up their sleeves. This is your chance to turn potential into profit. Don’t miss the opportunity to unlock the value in this hidden gem!

21. 2026-04-14
    listed $85,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    Investor Special in the Heart of Darlington! Located just minutes from downtown Darlington, this duplex offers a prime opportunity for the right buyer to bring new life to a property full of potential. Situated approximately 0.25 miles from Main Street, you’ll love the convenience to local shops, dining, and community amenities. This property features two units—one upstairs and one downstairs—each offering a 1-bedroom, 1-bathroom layout. Renovations have already been started by the current owner, giving you a head start on transforming this space into a profitable investment. The vision is already in motion. With the right updates and finishing touches, this duplex could become a strong income-producing asset, whether you’re looking to create long-term rentals, a house-hack opportunity, or add value to your portfolio. This opportunity is ideal for investors or buyers who aren’t afraid to roll up their sleeves. This is your chance to turn potential into profit. Don’t miss the opportunity to unlock the value in this hidden gem!

22. 2026-03-26
    status Active
23. 2026-03-21
    historical Active - Contingent
24. 2026-03-03
    price $83,500
25. 2026-03-02
    price $83,500
26. 2026-01-07
    price $85,000
27. 2026-01-06
    price $85,000
28. 2025-12-07
    listed $90,000 Active

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,989
• − Mortgage interest: −$3,921
• − Property taxes: −$560
• − Insurance: −$350
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,036
• Taxable income: $4,883
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,564/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Darlington

• Score: 57/100
• State rank: #268
• US rank: #21556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darlington, SC
• Population (ZIP): 20,272

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 39% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.58%
• Current HPI: 149.1051
• 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

-22.2% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $70,000 Consolidated MLS
• 2026-05-21 Price Changed $70,000 RAGPD
• 2026-04-14 Listed $85,000 RAGPD
• 2026-04-14 Listed $85,000 Consolidated MLS
• 2026-03-26 Relisted — Consolidated MLS
• 2026-03-21 Contingent — Consolidated MLS
• 2026-03-03 Price Changed $83,500 Consolidated MLS
• 2026-03-02 Price Changed $83,500 RAGPD
• 2026-01-07 Price Changed $85,000 Consolidated MLS
• 2026-01-06 Price Changed $85,000 RAGPD
• 2025-12-07 Listed $90,000 Consolidated MLS

Property tax history

+2.6%/yr

Latest (2025): $560 · +3.1% YoY. Source: county tax records.