711 Chesterfield Ave · Lancaster, SC 29720

$210,000

4 bd · 2.0 ba · 2,266 sqft · SingleFamily public records · 257 Days on market

Built 1900 1.44 ac lot Est $301k · 30% under ↓ 15% since listing

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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 +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Step back in time and discover the timeless charm of this one-of-a-kind century home. More than 100 years of historic character await a new owner who will appreciate the hardwood floors, the mahogany staircase handrail and the sunbaked brick that's part of the interior charm. But can also add their own personal touches to the home. The large yard offers a private area for relaxing and entertaining. The home is within walking distance of downtown.

Key facts

• Large yard
• Historic character
• Hardwood floors

Tags

• HISTORIC CHARACTER
• HARDWOOD FLOORS
• MAHOGANY STAIRCASE HANDRAIL
• LARGE YARD
• PRIVATE AREA
• WALKING DISTANCE OF DOWNTOWN

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residential; Site-built construction; One and one-half story layout; Brick partial exterior; Crawl space foundation; Residential zoning
• Construction: Site-built construction; Partial brick exterior; Crawl space foundation
• Exterior features: Partial fencing; Corner, level lot; Dirt and paved road access; Publicly maintained road; Outbuilding on property

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 4 bedrooms (3 upper, 1 main)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: 12 total rooms; Fireplace
• Laundry & utility: Laundry in kitchen; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $60 ($723/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (8.9% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 1 comparable units currently listed for rent nearby; 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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 257 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
6. 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?
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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $301,378
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Chester St	0.27mi	5/2.0 (+1)	2,072 (-9%)	14mo	$275,000	$133	56
410 E Arch St	0.48mi	3/2.5 (-1)	2,043 (-10%)	13mo	$290,000	$142	44
282 Dixon Rd	0.65mi	4/2.5	1,960 (-14%)	13mo	$35,000	$18	34

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-30,164
• Equity at exit: $31,312

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-21,211
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $60

Break-even live

Break-even rent $1,836

Max offer price $210,000

Occupancy floor 92%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 N Catawba St Lancaster, SC	5.0	4.0	2754	$2,300	$0.84	24d	1	1.02mi

Listing history 16 events

1. 2026-06-18
   days on market $210,000 Active 257 DOM
2. 2026-06-17
   days on market $210,000 Active 256 DOM
3. 2026-06-16
   days on market $210,000 Active 255 DOM
4. 2026-06-15
   days on market $210,000 Active 254 DOM
5. 2026-06-13
   days on market $210,000 Active 252 DOM
6. 2026-06-09
   days on market $210,000 Active 248 DOM
7. 2026-06-08
   days on market $210,000 Active 247 DOM
8. 2026-06-07
   days on market $210,000 Active 246 DOM
9. 2026-06-04
   days on market $210,000 Active 243 DOM
10. 2026-06-03
    days on market $210,000 Active 242 DOM
11. 2026-06-02
    days on market $210,000 Active 241 DOM
12. 2026-06-01
    days on market $210,000 Active 240 DOM
13. 2026-05-31
    days on market $210,000 Active 239 DOM
14. 2026-04-02
    price $210,000
15. 2025-11-03
    price $220,000
16. 2025-10-04
    listed $247,500 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: $3,139 · $262/mo
• Projected year-2 tax: $3,139 · $262/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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $22,946
• − Mortgage interest: −$11,763
• − Property taxes: −$3,139
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$6,109
• Taxable loss: −$2,787
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,392/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

-15.2% since first listed

3 events — show timeline

• 2026-04-02 Price Changed $210,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $220,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-04 Listed $247,500 CANOPYMLS as Distributed by MLS Grid

Property tax history

+20.2%/yr

Latest (2025): $3,139 · +12.6% YoY. Source: county tax records.