Penwell Plan · Richburg, SC 29729

$305,990

3 bd · 2.5 ba · 2,175 sqft · SingleFamily · 267 Days on market

Good condition Garage

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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 +7.5/15.0
• Cash flow +7.0/30.0
• Appreciation +6.5/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks

The Penwell is one of our two-story plans featured at Stanton in Richburg, SC, offering 3 modern elevations. This gorgeous two-story home with impressive comfort, luxury, and style offers three bedrooms, two and a half bathrooms, and a two-car garage. Upon entering, you are greeted by a foyer that invites you directly into the center of the home. At its heart, you'll find a spacious family room that blends with the kitchen, creating an expansive and airy feel. The kitchen is well equipped with a walk-in pantry, stainless steel appliances, and a breakfast bar, perfect for cooking and entertaining. A flex room on the first floor can be used as a home office or craft room.

Key facts

• Primary suite
• Flex room
• Walk in closet

Tags

• WALK IN PANTRY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• FLEX ROOM
• PRIMARY SUITE
• WALK IN CLOSET

🏗️ New construction. The $305,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $328,077.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (26.1% below list).
• Recommended offer: $226k (26.1% below list) — sets the bar for 1% rule.

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: 107 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).
• At $2,260/mo this rent would consume 55% of the median local household income ($49k/yr) (locally 38% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k 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.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($269k) 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 $225,988 (26.1% 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 267 days. Have you received any prior offers? Is the seller open to a 26% 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 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?
6. 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?
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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $328,077
• List price: $305,990
• Delta: -6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 Lily Dr	0.08mi	3/2.5	2,175 (0%)	0mo	$299,000	$137	96
1240 Lavender Dr	0.07mi	3/2.5	2,175 (0%)	3mo	$325,850	$150	94
1319 Lily Dr	0.05mi	3/2.5	2,175 (0%)	5mo	$321,000	$148	94
1235 Lavender Dr	0.07mi	3/2.5	2,175 (0%)	4mo	$315,054	$145	94
1421 Orchid Ln	0.14mi	3/2.5	2,175 (0%)	1mo	$331,590	$152	93
1242 Lavender Dr	0.08mi	4/2.5 (+1)	2,174 (-0%)	3mo	$319,000	$147	89
1316 Lily Dr	0.06mi	4/2.5 (+1)	2,174 (-0%)	4mo	$317,000	$146	88
1320 Lily Dr	0.07mi	4/2.5 (+1)	1,927 (-11%)	3mo	$308,000	$160	70
1246 Lavender Dr	0.10mi	4/2.5 (+1)	1,927 (-11%)	2mo	$310,000	$161	70
699 Lamorak Pl	0.67mi	4/2.5 (+1)	2,218 (+2%)	6mo	$355,900	$160	56
1513 Doran Ter	0.69mi	4/2.5 (+1)	2,218 (+2%)	5mo	$355,900	$160	55
1110 Elyan St	0.69mi	4/2.5 (+1)	2,218 (+2%)	9mo	$349,900	$158	52

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: 1.7%
• Equity multiple: 1.10×
• Total profit: $8,745
• Equity at exit: $147,396

10-year hold

• IRR: 5.3%
• Equity multiple: 1.81×
• Total profit: $74,391
• Equity at exit: $227,060

Cash invested: $91,862 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 18 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $317,450 ($157/sqft)
• Median days on market: 97 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -3.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29729

• Home prices YoY: 1.4%
• Active inventory: 107
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,720
• Tax est. 1.5%: −$410 /mo · $4,921/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-482

Break-even live

Break-even rent $2,870

Max offer price $258,336

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-369	+0% $-482	+5% $-595	+10% $-709
Rent	-10% $-660	-5% $-571	+0% $-482	+5% $-393	+10% $-303
Rate	-1.0pp $-317	-0.5pp $-399	base $-482	+0.5pp $-567	+1.0pp $-653

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: $82,019
• Closing costs: $9,842
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $324,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction planPenwell plan
• Exterior features: Living area approximately 2175Address: Richburg, SC (1305 Lily Dr)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan name: PenwellActive listing

Listing history 50 events

1. 2026-09-23
   days on market $305,990 Active 267 DOM
2. 2026-09-22
   days on market $305,990 Active 266 DOM
3. 2026-09-21
   days on market $305,990 Active 265 DOM
4. 2026-09-20
   days on market $305,990 Active 264 DOM
5. 2026-09-19
   days on market $305,990 Active 263 DOM
6. 2026-09-18
   days on market $305,990 Active 262 DOM
7. 2026-09-17
   days on market $305,990 Active 261 DOM
8. 2026-09-16
   days on market $305,990 Active 260 DOM
9. 2026-09-15
   days on market $305,990 Active 259 DOM
10. 2026-09-14
    days on market $305,990 Active 258 DOM
11. 2026-09-13
    days on market $305,990 Active 257 DOM
12. 2026-09-12
    days on market $305,990 Active 256 DOM
13. 2026-09-11
    days on market $305,990 Active 255 DOM
14. 2026-09-05
    days on market $305,990 Active 249 DOM
15. 2026-09-04
    days on market $305,990 Active 248 DOM
16. 2026-09-03
    days on market $305,990 Active 247 DOM
17. 2026-08-31
    days on market $305,990 Active 244 DOM
18. 2026-08-30
    days on market $305,990 Active 243 DOM
19. 2026-08-29
    days on market $305,990 Active 242 DOM
20. 2026-08-28
    days on market $305,990 Active 241 DOM
21. 2026-08-27
    days on market $305,990 Active 240 DOM
22. 2026-08-26
    days on market $305,990 Active 239 DOM
23. 2026-08-25
    days on market $305,990 Active 238 DOM
24. 2026-08-24
    days on market $305,990 Active 237 DOM
25. 2026-08-23
    days on market $305,990 Active 236 DOM
26. 2026-08-22
    days on market $305,990 Active 235 DOM
27. 2026-08-21
    days on market $305,990 Active 234 DOM
28. 2026-08-20
    days on market $305,990 Active 233 DOM
29. 2026-08-19
    days on market $305,990 Active 232 DOM
30. 2026-08-18
    days on market $305,990 Active 231 DOM
31. 2026-08-17
    days on market $305,990 Active 230 DOM
32. 2026-08-16
    days on market $305,990 Active 229 DOM
33. 2026-08-15
    days on market $305,990 Active 228 DOM
34. 2026-08-14
    days on market $305,990 Active 227 DOM
35. 2026-08-13
    days on market $305,990 Active 226 DOM
36. 2026-08-12
    days on market $305,990 Active 225 DOM
37. 2026-08-11
    days on market $305,990 Active 224 DOM
38. 2026-08-10
    days on market $305,990 Active 223 DOM
39. 2026-08-09
    days on market $305,990 Active 222 DOM
40. 2026-08-08
    days on market $305,990 Active 221 DOM
41. 2026-08-06
    days on market $305,990 Active 219 DOM
42. 2026-08-05
    days on market $305,990 Active 218 DOM
43. 2026-08-04
    days on market $305,990 Active 217 DOM
44. 2026-08-03
    days on market $305,990 Active 216 DOM
45. 2026-07-31
    days on market $305,990 Active 213 DOM
46. 2026-07-30
    days on market $305,990 Active 211 DOM
47. 2026-07-28
    pricedays on market $305,990 Active 210 DOM
48. 2026-07-26
    days on market $324,990 Active 208 DOM
49. 2026-07-24
    days on market $324,990 Active 206 DOM
50. 2026-07-23
    days on market $324,990 Active 205 DOM

ⓘ 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: $27,119
• − Mortgage interest: −$18,377
• − Property taxes: −$4,921
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$9,544
• Taxable loss: −$11,703
• Est. tax savings @ 24.0%: +$2,809
• After-tax cash flow: $-2,975/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $10,875–$32,625 screening

This two-story home in Richburg, SC, is in good condition with a good exterior and interior. It has a good roof and flooring, and no visible issues with the systems. Painting the exterior and landscaping the front yard can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping the front yard — Well-maintained landscaping can improve curb appeal and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Lewisville Elementary F SC #226/597 Nat'l #16,061/41,679 Middle Lewisville Middle F SC #128/229 Nat'l #8,646/14,009 High Lewisville High B SC #83/196 Nat'l #2,727/17,239

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

C Composite livability gradescore 63/100

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

• County: Chester · 30,121 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 2,313
• Household income: $49,306
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 38% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $324,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction planPenwell plan
• Exterior features: Living area approximately 2175Address: Richburg, SC (1305 Lily Dr)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan name: PenwellActive listing