1236 Lavender Dr · Richburg, SC 29729

$302,750

3 bd · 2.0 ba · 1,497 sqft · SingleFamily · 49 Days on market

Built 2026 Good condition 6,098 sqft lot Est $305k · at est. $100/mo HOA · 3% of rent ↓ 4% since listing

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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 +15.8/30.0
• ARV discount +7.9/15.0
• Appreciation +6.5/10.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Stanton is an exciting NEW community in Richburg, SC offering a blend of county living and urban convenience. With Luxury amenities, residents can enjoy a high standard of living while having a variety of floor plans to choose from, including single story options. Stanton’s proximity to 1-77 makes commuting to Rock Hill and Charlotte a breeze, allowing for easy access to city excitement while still enjoying the tranquility of suburban lifestyle. The Freeport is one of our spacious, single-story ranch plans featured at Stanton in Richburg, South Carolina. It offers 3 modern elevations and is designed with open-concept living in mind. This home features three bedrooms, two bathrooms, a

Key facts

• Luxury amenities
• Modern kitchen
• Open-concept living

Tags

• LUXURY AMENITIES
• VARIETY OF FLOOR PLANS
• PROXIMITY TO 1-77
• OPEN-CONCEPT LIVING
• SPACIOUS FAMILY ROOM
• MODERN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $303k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $295k (2.6% below list).
• Recommended offer: $294k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.3% in Richburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 83 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($294k) 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 $293,667 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $305,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1236 Lavender Dr	0.00mi	3/2.0	1,497 (0%)	1mo	$295,000	$197	99
1231 Lavender Dr	0.05mi	3/2.0	1,343 (-10%)	3mo	$288,000	$214	78
1104 Elyan St	0.66mi	3/2.0	1,552 (+4%)	2mo	$325,900	$210	61
1120 Elyan St	0.64mi	3/2.0	1,552 (+4%)	4mo	$313,900	$202	60
1115 Elyan St	0.68mi	3/2.0	1,552 (+4%)	3mo	$315,900	$204	60
1109 Elyan St	0.68mi	3/2.0	1,552 (+4%)	4mo	$315,900	$204	59
703 Lamorak Pl	0.63mi	3/2.0	1,316 (-12%)	2mo	$292,900	$223	49
1111 Elyan St	0.68mi	3/2.0	1,316 (-12%)	2mo	$294,900	$224	46
1116 Elyan St	0.65mi	3/2.0	1,316 (-12%)	4mo	$292,900	$223	46
1106 Elyan St	0.66mi	3/2.5	1,700 (+14%)	0mo	$327,900	$193	44
701 Lamorak Pl	0.63mi	3/2.5	1,700 (+14%)	2mo	$323,900	$191	44
1113 Elyan St	0.68mi	3/2.5	1,700 (+14%)	2mo	$325,900	$192	42

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: 9.3%
• Equity multiple: 1.53×
• Total profit: $45,267
• Equity at exit: $136,017

10-year hold

• IRR: 11.8%
• Equity multiple: 2.76×
• Total profit: $149,144
• Equity at exit: $209,531

Cash invested: $84,770 (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 29729

• Home prices YoY: 1.4%
• Active inventory: 83
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,588
• Tax est. 1.5%: −$378 /mo · $4,541/yr
• Insurance: −$126
• HOA: −$100
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $138

Break-even live

Break-even rent $2,775

Max offer price $302,750

Occupancy floor 90%

Sensitivity live

Price	-10% $347	-5% $243	+0% $138	+5% $34	+10% $-71
Rent	-10% $-95	-5% $22	+0% $138	+5% $255	+10% $371
Rate	-1.0pp $291	-0.5pp $215	base $138	+0.5pp $60	+1.0pp $-20

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: $75,688
• Closing costs: $9,082
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 4 events

1. 2026-04-06
   status Pending
2. 2026-03-24
   price $302,750
3. 2026-03-03
   price $305,000
4. 2026-02-16
   listed $313,990 Active

ⓘ 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: $35,398
• − Mortgage interest: −$16,959
• − Property taxes: −$4,541
• − Insurance: −$1,514
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$1,200
• − Depreciation: −$8,807
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $2,446/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

This home is in excellent condition with modern finishes and a good curb appeal. It is ready for immediate occupancy and would benefit from minor updates to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Landscaping the front yard — A well-maintained front yard can improve both resale and rental value
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve both resale and rental value ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Population (ZIP): 2,313

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%

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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-3.6% since first listed

4 events — show timeline

• 2026-04-06 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $302,750 CANOPYMLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $305,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-16 Listed $313,990 CANOPYMLS as Distributed by MLS Grid