Elston Plan · Richburg, SC 29729

$304,990

4 bd · 2.5 ba · 2,174 sqft · SingleFamily · 268 Days on market

Good condition 2-car garage

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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
• Appreciation +6.5/10.0
• Cash flow +6.1/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks

The Elston is a spacious and modern two story home plans featured at Stanton in Richburg, SC, offering 5 modern elevations. The home features four bedrooms, two and a half bathrooms, and two-car garage. The open concept layer connects the home beautifully, where the inviting foyer will lead you into the heart of the home, where the kitchen and large family room meet to create a welcoming atmosphere. The kitchen's stainless steel appliances, ample cabinet space, and a center island make it perfect for cooking and entertaining. The home features a primary suite with a walk-in closet and an en-suite bathroom with dual vanities.

Key facts

• Dual vanities
• Walk-in closet
• En-suite bathroom

Tags

• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• DUAL VANITIES
• LOFT SPACE

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,425.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (31.2% below list).
• Recommended offer: $210k (31.2% 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 $2,099/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 $12k of equity ($2k loan paydown + $10k 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 3, paydown + projected appreciation supports a ~$30k 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 ($268k) 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 $209,898 (31.2% 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 31% 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $327,425
• List price: $304,990
• Delta: -6.85%
• 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
1242 Lavender Dr	0.08mi	4/2.5	2,174 (0%)	3mo	$319,000	$147	94
1324 Lily Dr	0.08mi	3/2.5 (-1)	2,175 (0%)	0mo	$299,000	$137	91
1240 Lavender Dr	0.07mi	3/2.5 (-1)	2,175 (0%)	3mo	$325,850	$150	89
1235 Lavender Dr	0.07mi	3/2.5 (-1)	2,175 (0%)	4mo	$315,054	$145	89
1421 Orchid Ln	0.14mi	3/2.5 (-1)	2,175 (0%)	1mo	$331,590	$152	88
1320 Lily Dr	0.07mi	4/2.5	1,927 (-11%)	3mo	$308,000	$160	76
1246 Lavender Dr	0.10mi	4/2.5	1,927 (-11%)	2mo	$310,000	$161	75
1323 Lily Dr	0.07mi	5/3.0 (+1)	2,368 (+9%)	1mo	$335,000	$141	74
1326 Lily Dr	0.09mi	5/3.0 (+1)	2,368 (+9%)	2mo	$333,500	$141	72
1254 Lavender Dr	0.13mi	5/3.0 (+1)	2,368 (+9%)	0mo	$325,190	$137	72
1244 Lavender Dr	0.09mi	5/3.0 (+1)	2,368 (+9%)	3mo	$332,000	$140	72
1419 Orchid Ln	0.13mi	5/3.0 (+1)	2,368 (+9%)	1mo	$336,740	$142	71

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $855
• Equity at exit: $147,103

10-year hold

• IRR: 4.1%
• Equity multiple: 1.62×
• Total profit: $57,245
• Equity at exit: $226,609

Cash invested: $91,679 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 26 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $317,495 ($155/sqft)
• Median days on market: 98 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -2.8% 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: 12.1×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$1,717
• Tax est. 1.5%: −$409 /mo · $4,911/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-605

Break-even live

Break-even rent $2,864

Max offer price $239,943

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-491	+0% $-605	+5% $-718	+10% $-831
Rent	-10% $-770	-5% $-687	+0% $-605	+5% $-522	+10% $-439
Rate	-1.0pp $-440	-0.5pp $-521	base $-605	+0.5pp $-689	+1.0pp $-776

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: $81,856
• Closing costs: $9,823
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Living area approximately 2,174
• Financial info: List price: $323,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Elston plan (new construction plan)Located in Richburg, SC
• Construction: New construction (Plan: Elston)
• Exterior features: Plan home on a residential lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (Elston plan)

Listing history 50 events

1. 2026-09-24
   days on market $304,990 Active 268 DOM
2. 2026-09-23
   days on market $304,990 Active 267 DOM
3. 2026-09-22
   days on market $304,990 Active 266 DOM
4. 2026-09-21
   days on market $304,990 Active 265 DOM
5. 2026-09-20
   days on market $304,990 Active 264 DOM
6. 2026-09-19
   days on market $304,990 Active 263 DOM
7. 2026-09-18
   days on market $304,990 Active 262 DOM
8. 2026-09-17
   days on market $304,990 Active 261 DOM
9. 2026-09-16
   days on market $304,990 Active 260 DOM
10. 2026-09-15
    days on market $304,990 Active 259 DOM
11. 2026-09-14
    days on market $304,990 Active 258 DOM
12. 2026-09-13
    days on market $304,990 Active 257 DOM
13. 2026-09-12
    days on market $304,990 Active 256 DOM
14. 2026-09-11
    days on market $304,990 Active 255 DOM
15. 2026-09-05
    days on market $304,990 Active 249 DOM
16. 2026-09-04
    days on market $304,990 Active 248 DOM
17. 2026-09-03
    days on market $304,990 Active 247 DOM
18. 2026-08-31
    days on market $304,990 Active 244 DOM
19. 2026-08-30
    days on market $304,990 Active 243 DOM
20. 2026-08-29
    days on market $304,990 Active 242 DOM
21. 2026-08-28
    days on market $304,990 Active 241 DOM
22. 2026-08-27
    days on market $304,990 Active 240 DOM
23. 2026-08-26
    days on market $304,990 Active 239 DOM
24. 2026-08-25
    days on market $304,990 Active 238 DOM
25. 2026-08-24
    days on market $304,990 Active 237 DOM
26. 2026-08-23
    days on market $304,990 Active 236 DOM
27. 2026-08-22
    days on market $304,990 Active 235 DOM
28. 2026-08-21
    days on market $304,990 Active 234 DOM
29. 2026-08-20
    days on market $304,990 Active 233 DOM
30. 2026-08-19
    days on market $304,990 Active 232 DOM
31. 2026-08-18
    days on market $304,990 Active 231 DOM
32. 2026-08-17
    days on market $304,990 Active 230 DOM
33. 2026-08-16
    days on market $304,990 Active 229 DOM
34. 2026-08-15
    days on market $304,990 Active 228 DOM
35. 2026-08-14
    days on market $304,990 Active 227 DOM
36. 2026-08-13
    days on market $304,990 Active 226 DOM
37. 2026-08-12
    days on market $304,990 Active 225 DOM
38. 2026-08-11
    days on market $304,990 Active 224 DOM
39. 2026-08-10
    days on market $304,990 Active 223 DOM
40. 2026-08-09
    days on market $304,990 Active 222 DOM
41. 2026-08-08
    days on market $304,990 Active 221 DOM
42. 2026-08-06
    days on market $304,990 Active 219 DOM
43. 2026-08-05
    days on market $304,990 Active 218 DOM
44. 2026-08-04
    days on market $304,990 Active 217 DOM
45. 2026-08-03
    days on market $304,990 Active 216 DOM
46. 2026-07-31
    days on market $304,990 Active 213 DOM
47. 2026-07-30
    days on market $304,990 Active 211 DOM
48. 2026-07-28
    pricedays on market $304,990 Active 210 DOM
49. 2026-07-26
    days on market $323,990 Active 208 DOM
50. 2026-07-24
    days on market $323,990 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: $25,188
• − Mortgage interest: −$18,341
• − Property taxes: −$4,911
• − Insurance: −$1,637
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$9,525
• Taxable loss: −$13,257
• Est. tax savings @ 24.0%: +$3,182
• After-tax cash flow: $-4,073/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 80/100 Cosmetic rehab Est. rehab $10,870–$32,610 screening

The home is in good condition with no visible damage or wear. It has a good exterior and interior appearance, and the landscaping and curb appeal are good. The home has a good foundation and structure, and the HVAC and mechanical systems are in good condition. The home has a good resale value and can be improved with some painting and flooring updates.

Value-add opportunities

• Resale Painting the exterior siding and repainting the interior walls — Painting the exterior and interior can enhance the home's curb appeal and make it look more inviting to potential buyers. ↑
• Resale Updating the flooring — Updating the flooring can make the home look more modern and appealing to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its value. ↑
• Resale Upgrading the bathrooms — Upgrading the bathrooms can make the home more appealing to potential buyers and increase its value. ↑

ⓘ 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: Living area approximately 2,174
• Financial info: List price: $323,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Elston plan (new construction plan)Located in Richburg, SC
• Construction: New construction (Plan: Elston)
• Exterior features: Plan home on a residential lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (Elston plan)