207 S Gum St Unit B · Pageland, SC 29728

$284,900

4 bd · 2.5 ba · 1,544 sqft · SingleFamily · 100 Days on market

Built 2026 7,840 sqft lot Est $232k · 23% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

NO HOA FEES!! 100 Percent Financing Available! No Money Down Options. Don't get nickeled and dimed! We give one price. Our houses come with upgrades. This home features upgraded light fixtures, flooring and cabinets w/ granite countertops. Why wait 6-8 months to build? Our average build time is 90-120 Days or LESS!

Key facts

• Upgraded flooring
• Granite countertops
• 7,840 sq ft lot

Tags

• UPGRADED LIGHT FIXTURES
• UPGRADED FLOORING
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: No HOA dues; Community features: other

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: City water; Public sewer; Cable available; Publicly maintained paved concrete road access
• Home design: Single family residence; Residential property; Two levels; Under construction / new construction; Entry facing not specified; Zoned R
• Construction: Site-built construction; Vinyl exterior; Slab foundation; Roof details not specified; Proposed completion mid-2026
• Exterior features: Front porch; Patio; Other exterior features (see remarks)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 4 bedrooms (all on upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Central heating; Central air
• Interior features: 8 total rooms; Insulated windows; Other equipment (see remarks)
• Laundry & utility: Main level laundry room; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (29.8% below list).
• Recommended offer: $200k (29.8% below list) — sets the bar for 1% rule.

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: Pageland Elementary (math 21% / reading 19%, grade F, #492 of 597 statewide, top 83%, 324 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; 1 comparable units currently listed for rent nearby; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 49% 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 $199,900 (29.8% 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 100 days. Have you received any prior offers? Is the seller open to a 30% 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 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?
6. 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?
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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $231,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Gum St	0.05mi	3/2.0 (-1)	1,517 (-2%)	11mo	$240,000	$158	79
301 S Sycamore St	0.29mi	3/1.5 (-1)	1,461 (-5%)	12mo	$194,000	$133	58
556 Clark St #5	0.67mi	4/2.5	1,544 (0%)	18mo	$289,000	$187	54
321 E Sewell St	0.42mi	3/2.0 (-1)	1,400 (-9%)	13mo	$175,000	$125	47
407 S Cedar St	0.55mi	3/2.0 (-1)	1,770 (+15%)	14mo	$265,000	$150	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $130,376
• Equity at exit: $256,660

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $403,513
• Equity at exit: $553,498

Cash invested: $79,772 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-390

Break-even live

Break-even rent $2,492

Max offer price $228,514

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-291	+0% $-390	+5% $-488	+10% $-587
Rent	-10% $-548	-5% $-469	+0% $-390	+5% $-311	+10% $-232
Rate	-1.0pp $-246	-0.5pp $-317	base $-390	+0.5pp $-463	+1.0pp $-539

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Maggys Way Pageland, SC	3.0	3.0	1517	$1,999	$1.32	22d	1	1.34mi

Listing history 14 events

1. 2026-06-18
   days on market $284,900 Active 100 DOM
2. 2026-06-17
   days on market $284,900 Active 99 DOM
3. 2026-06-16
   days on market $284,900 Active 98 DOM
4. 2026-06-15
   days on market $284,900 Active 97 DOM
5. 2026-06-13
   days on market $284,900 Active 95 DOM
6. 2026-06-09
   days on market $284,900 Active 91 DOM
7. 2026-06-08
   days on market $284,900 Active 90 DOM
8. 2026-06-07
   days on market $284,900 Active 89 DOM
9. 2026-06-04
   days on market $284,900 Active 86 DOM
10. 2026-06-03
    days on market $284,900 Active 85 DOM
11. 2026-06-02
    days on market $284,900 Active 84 DOM
12. 2026-06-01
    days on market $284,900 Active 83 DOM
13. 2026-05-31
    days on market $284,900 Active 82 DOM
14. 2026-03-10
    listed $284,900 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,988
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$8,288
• Taxable loss: −$9,795
• Est. tax savings @ 24.0%: +$2,351
• After-tax cash flow: $-2,325/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

• Census place: Pageland, SC
• 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

1 event — show timeline

• 2026-03-10 Listed $284,900 CANOPYMLS as Distributed by MLS Grid