112 Jeter St · Chester, SC 29706

$50,000

3 bd · 1.0 ba · 916 sqft · Other public records · 34 Days on market

Built 1956

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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 +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice area of Chester! Chester growing rapid, definitely won & acirc; & euro; & trade; t be around for long! I & acirc; & euro; & trade; m selling to get out of house been empty over a year with no plans on returning!

Key facts

• Built 1956
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.7% in Chester — 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 52/100 on livability (#344 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, 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.
• Market conditions: 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $50k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 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. 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: 1.62% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 5.1

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $12,294
• Equity at exit: $7,455

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $36,958
• Equity at exit: $4,323

Cash invested: $14,000 (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 29706

• Home prices YoY: -11.9%
• Active inventory: 191
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $810 high
• Mortgage (P&I): −$262
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $320

Break-even live

Break-even rent $405

Max offer price $50,000

Occupancy floor 55%

Sensitivity live

Price	-10% $349	-5% $334	+0% $320	+5% $306	+10% $292
Rent	-10% $256	-5% $288	+0% $320	+5% $352	+10% $384
Rate	-1.0pp $345	-0.5pp $333	base $320	+0.5pp $307	+1.0pp $294

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 York St Chester, SC	2.0	1.0	750	$750	$1.00	2d	3	0.27mi
120 Main St Chester, SC	1.0–2.0	1.0	800	$953	$1.19	2d	6	0.74mi
113 Mill St Chester, SC	2.0	1.0	700	$850	$1.21	2d	3	0.76mi
153 W End St Apt B Chester, SC	2.0	1.5	838	$795	$0.95	11d	1	1.07mi
157 W End St Apt B Chester, SC	2.0	1.5	838	$795	$0.95	3d	1	1.11mi

Listing history 19 events

1. 2026-06-16
   status $50,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $50,000 Active 34 DOM
3. 2026-06-13
   days on market $50,000 Active 32 DOM
4. 2026-06-09
   days on market $50,000 Active 28 DOM
5. 2026-06-08
   days on market $50,000 Active 27 DOM
6. 2026-06-07
   days on market $50,000 Active 26 DOM
7. 2026-06-04
   days on market $50,000 Active 23 DOM
8. 2026-06-03
   days on market $50,000 Active 22 DOM
9. 2026-06-02
   days on market $50,000 Active 21 DOM
10. 2026-06-01
    days on market $50,000 Active 20 DOM
11. 2026-05-31
    days on market $50,000 Active 19 DOM
12. 2026-05-12
    listed $50,000 Active
13. 2024-10-03
    price $105,000
14. 2024-08-04
    listed $125,000 Active
15. 2022-03-24
    price $80,000
16. 2022-03-10
    price $100,000
17. 2022-01-26
    price $115,000
18. 2022-01-10
    listed $125,000 Active
19. 2018-01-23
    soldstatus $20,000

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $441 · $37/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 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: $9,723
• − Mortgage interest: −$2,801
• − Property taxes: −$441
• − Insurance: −$250
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$1,455
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,070/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: 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 — Chester

• Score: 52/100
• State rank: #344
• US rank: #24754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, SC
• Population (ZIP): 19,181

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: Majority White (53%)
• Race & ethnicity: White 53% Black 41% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 4% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• 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: ▼ -35.18%
• Current HPI: 259.4461
• 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

+150.0% since first listed

8 events — show timeline

• 2026-05-12 Listed $50,000 FSBO.com
• 2024-10-03 Price Changed $105,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-04 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-24 Price Changed $80,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-10 Price Changed $100,000 CANOPYMLS as Distributed by MLS Grid
• 2022-01-26 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2022-01-10 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2018-01-23 Sold (Public Records) $20,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $441 · +2.8% YoY. Source: county tax records.