986 N Arant St · Pageland, SC 29728

$126,000

3 bd · 2.0 ba · 1,060 sqft · Other public records · 55 Days on market

Built 1988 0.57 ac lot ↓ 7% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

Key facts

• Dual sink
• Laminate wood floors
• Open living area

Tags

• OVERSIZED LOT
• OPEN LIVING AREA
• LAMINATE WOOD FLOORS
• PLENTY OF COUNTERTOP SPACE
• DUAL SINK
• BACK DOOR TO BACKYARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: County water; Septic system
• Home design: Single-family residence; Residential property; One story
• Construction: Site-built home; Hardboard siding; Crawl space foundation; Built on one level
• Exterior features: Lot approximately 0.57 acres; Roads are gravel and paved; Publicly maintained road

Interior

• Kitchen: Exhaust hood
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 8 rooms; Exhaust hood
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $126k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.0% in Pageland — 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 (#352 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Chesterfield 01 (rural): math 25% / reading 36% proficiency, ranked #55 of 80 in SC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Petersburg Primary (434 students, 100% FRL); New Heights Middle (math 11% / reading 23%, grade F, #191 of 229 statewide, top 85%, 531 students, 100% FRL); Central High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 644 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($871 loan paydown + $13k appreciation (10.0% local appreciation)).
• Chesterfield County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $98,150
• Equity at exit: $113,511

10-year hold

• IRR: 30.9%
• Equity multiple: 8.53×
• Total profit: $265,685
• Equity at exit: $244,790

Cash invested: $35,280 (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 29728

• Home prices YoY: 19.9%
• Active inventory: 118
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $464

Break-even live

Break-even rent $957

Max offer price $126,000

Occupancy floor 65%

Sensitivity live

Price	-10% $536	-5% $500	+0% $464	+5% $429	+10% $393
Rent	-10% $342	-5% $403	+0% $464	+5% $525	+10% $586
Rate	-1.0pp $528	-0.5pp $496	base $464	+0.5pp $432	+1.0pp $398

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   statusdays on market $126,000 Pending 55 DOM
2. 2026-05-13
   price $126,000
3. 2026-03-28
   listed $140,000 Active
4. 2022-07-28
   soldstatus $126,500 Closed 888-char remark

   Show marketing remark (888 chars)

   This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

5. 2022-07-28
   soldstatus $126,500

   Show marketing remark (888 chars)

   This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

6. 2022-07-01
   historical Active Under Contract 888-char remark

   Show marketing remark (888 chars)

   This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

7. 2022-06-23
   status Pending 888-char remark

   Show marketing remark (888 chars)

   This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

8. 2022-06-13
   price $130,000 888-char remark

   Show marketing remark (888 chars)

   This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

9. 2022-05-27
   listed $140,000 Active 888-char remark

   Show marketing remark (888 chars)

   This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

10. 2022-05-20
    historical $140,000 888-char remark

    Show marketing remark (888 chars)

    This lovely 3-bed 2-bath home in Pageland is nestled into a lot with trees giving privacy along two sides of the property. The circular driveway gives plenty of space as you pull up, and the fenced front porch leads into a bright living room within. The kitchen is one of the first things you can see, housing plenty of cabinets for storage space and a hood over the stove! The dual sink is set in front of a window so you can enjoy the views of nature while washing your hands or dishes. The laundry room leading to the back yard can be accessed from here, too. Going into the bedrooms, there is a primary bedroom that has an attached bath. Both bathrooms have large tubs. One of the bedrooms can be used as a flex space, turned into an office, or made to be whatever you like! Just minutes from downtown Pageland, this location is both beautiful and convenient. Book your showing today!

11. 2022-03-01
    historical Active Under Contract
12. 2022-02-24
    listed $135,000 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: $510 · $43/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$208/yr (+$17/mo · 40.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,534
• − Mortgage interest: −$7,058
• − Property taxes: −$510
• − Insurance: −$630
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,665
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $4,683/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: Chesterfield 01
• NCES district ID: 4501560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $33,946
• Composite: 25.04/100
• National rank: #7547
• State rank: #55 of 80 in SC

Livability — Pageland

• Score: 52/100
• State rank: #352
• US rank: #24948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,470
• Population (ZIP): 9,470

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 44,632 people
• By 2030: 43,331 · -2.9%
• By 2040: 40,218 · -9.9%
• By 2050: 36,847 · -17.4%
• By 2075: 29,636 · -33.6%
• By 2100: 23,536 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Chesterfield

• 2024 margin: Strong R (+28.1) · D 35.5% · R 63.5% · Other 1.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -3.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+20.5 2016: R+14.3 2012: R+3.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.76%
• Current HPI: 299.8227
• 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

-6.7% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $126,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-28 Listed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-28 Sold (Public Records) $126,500 Public Records
• 2022-07-28 Sold (MLS) $126,500 CANOPYMLS as Distributed by MLS Grid
• 2022-07-01 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-06-23 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-06-13 Price Changed $130,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-27 Listed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-20 Coming Soon $140,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-01 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-02-24 Listed $135,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $510 · -63.2% YoY. Source: county tax records.