1286 Elmwood Ave · Lancaster, SC 29720

$80,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 14 Days on market

Built 1937 0.35 ac lot

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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
• 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

This home has great potential for a fixer-upper to flip, renovate and rent, or renovate for your own personal home. Don't miss out on the chance to transform this property into a profitable venture or a wonderful home. Bring your vision and make it a reality! Home features Large deep Yard with Separate Storage Building

Key facts

• Large deep yard
• 0.35 acre lot
• Built 1937

Tags

• LARGE DEEP YARD
• SEPARATE STORAGE BUILDING

Property features AI

Finance

• Other: Total living area reported as 1,287 (above-grade finished area); Home listed with one level
• HOA & community: No HOA

Exterior

• Parking: No main-level garage; Parking described as: Other (see remarks)
• Utilities: City water; Public sewer
• Home design: Single-family residential, site-built; One story (single level); Medium-density residential zoning (MDR)
• Construction: Asbestos construction materials; Crawl space foundation
• Exterior features: Lot approximately 0.35 acres; Lot dimensions roughly 111 x 184 x 14 x 92 x 127; Road surfaces include dirt and paved; Publicly maintained road access

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating system specified; No cooling system specified; 100 sq ft of unheated space (main)
• Interior features: Six total rooms; No built-in appliances listed
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.6% vs local median 3.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Brooklyn Springs Elementary (math 8% / reading 8%, grade F, #592 of 597 statewide, top 99%, 401 students, 100% FRL); Lancaster High (math 17% / reading 70%, grade F, #171 of 196 statewide, top 87%, 1,463 students, 86% FRL) — zoned schools average 93% FRL vs 47% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the Lancaster 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 685 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $80,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.03% ✓
• Cap rate: 17.64%
• Cash-on-cash: 40.53%
• DSCR: 2.80
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $218,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1334 Williams Estate Dr	0.05mi	3/2.0	1,419 (+11%)	2mo	$245,000	$173	73
1429 Williams Estate Dr	0.20mi	2/1.0 (-1)	1,392 (+9%)	6mo	$210,000	$151	66
1880 Jenna Ln	0.29mi	3/2.0	1,358 (+6%)	8mo	$218,500	$161	65
1451 Kings Cir	0.57mi	3/2.0	1,311 (+3%)	4mo	$260,000	$198	62
1319 Jefferson St	0.61mi	2/1.0 (-1)	1,306 (+2%)	6mo	$187,000	$143	58
749 W Brooklyn Ave	0.14mi	2/1.0 (-1)	1,440 (+13%)	15mo	$214,999	$149	55
1156 9th St	0.69mi	3/2.0	1,225 (-4%)	13mo	$210,000	$171	47
113 Wylie Park Rd	0.61mi	3/2.5	1,204 (-6%)	14mo	$250,000	$208	44
941 10th St #3	0.69mi	2/2.0 (-1)	1,153 (-10%)	11mo	$57,300	$50	33
1324 Jefferson St	0.63mi	2/1.5 (-1)	1,089 (-15%)	7mo	$194,000	$178	33
137 S Penny St	0.63mi	3/2.0	1,464 (+15%)	11mo	$210,000	$143	33
147 S Jackson Rd	0.69mi	4/2.0 (+1)	1,444 (+13%)	6mo	$250,000	$173	32

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: 37.0%
• Equity multiple: 2.57×
• Total profit: $35,230
• Equity at exit: $11,928

10-year hold

• IRR: 43.6%
• Equity multiple: 5.14×
• Total profit: $92,758
• Equity at exit: $6,917

Cash invested: $22,400 (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: 685
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $757

Break-even live

Break-even rent $667

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $802	-5% $779	+0% $757	+5% $734	+10% $711
Rent	-10% $628	-5% $692	+0% $757	+5% $821	+10% $885
Rate	-1.0pp $797	-0.5pp $777	base $757	+0.5pp $736	+1.0pp $715

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Wade St Lancaster, SC	2.0	1.0	964	$1,350	$1.40	4d	1	0.79mi
205 S Catawba St Lancaster, SC	2.0	1.0	950	$1,350	$1.42	2d	1	1.34mi

Listing history 4 events

1. 2026-06-02
   statusdays on market $80,000 Pending 14 DOM
2. 2026-06-01
   days on market $80,000 Active 13 DOM
3. 2026-05-31
   days on market $80,000 Active 12 DOM
4. 2026-05-18
   listed $80,000 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $19,495
• − Mortgage interest: −$4,481
• − Property taxes: −$888
• − Insurance: −$400
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$2,327
• Taxable income: $8,279
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $7,092/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

• 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

1 event — show timeline

• 2026-05-18 Listed $80,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $888 · +0.1% YoY. Source: county tax records.