1208 E Arch St · Lancaster, SC 29720

$115,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.46 ac lot Est $192k · 40% under

---

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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*****MOTIVATED SELLER***** Attention investors and first-time homebuyers! Unlock the potential of this property with endless possibilities. This 2-bedroom, 1-bathroom home is perfect for rental income, flipping, or as a starter home with a bit of TLC. Features include a cozy living room with a fireplace, a functional kitchen, dining room, laundry room, and attic space for storage. Enjoy the spacious backyard enclosed by a privacy fence. Sold as is. Schedule your showing today!

Key facts

• Laundry room
• Attic storage
• Dining area

Tags

• LARGE KITCHEN
• DINING AREA
• LAUNDRY ROOM
• ATTIC STORAGE
• HUGE BACKYARD
• SPACIOUS LEVEL LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence (site-built); One-story; MDR zoning
• Construction: Hardboard siding; Crawl space foundation
• Exterior features: Asphalt-paved, publicly maintained road access; 0.46-acre lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace; 2 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 7.5% vs local median 3.5% in Lancaster — 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 55/100 on livability (#301 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools C-, crime F, amenities F.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 685 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 48% 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 $115,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $191,952
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 E Arch St	0.19mi	2/1.0	1,008 (-2%)	6mo	$90,000	$89	82
300 Kershaw St	0.18mi	3/1.0 (+1)	1,020 (-1%)	12mo	$190,000	$186	74
308 Kershaw St	0.20mi	3/2.0 (+1)	1,050 (+2%)	18mo	$217,000	$207	64
3 Hines St	0.58mi	3/1.0 (+1)	1,013 (-2%)	9mo	$200,000	$197	57
608 Rock St	0.66mi	3/2.0 (+1)	1,056 (+2%)	4mo	$210,000	$199	53
401 Glenwood Ave	0.55mi	3/1.0 (+1)	962 (-7%)	8mo	$75,000	$78	52
403 Glenwood Ave	0.56mi	3/1.0 (+1)	910 (-12%)	2mo	$195,000	$214	47
209 S Gregory St #3	0.69mi	3/2.0 (+1)	1,081 (+5%)	11mo	$236,000	$218	42
105 Hazel St	0.61mi	3/2.0 (+1)	1,078 (+4%)	17mo	$175,000	$162	41
909 Marion St	0.61mi	3/1.0 (+1)	1,176 (+14%)	7mo	$185,000	$157	38
1141 Faile St	0.67mi	3/2.0 (+1)	1,175 (+14%)	15mo	$215,000	$183	24

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-11,078
• Equity at exit: $17,147

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $163
• Equity at exit: $9,943

Cash invested: $32,200 (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 29720

• Home prices YoY: -28.2%
• Active inventory: 685
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$603
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $118

Break-even live

Break-even rent $1,028

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $183	-5% $151	+0% $118	+5% $86	+10% $53
Rent	-10% $25	-5% $72	+0% $118	+5% $165	+10% $211
Rate	-1.0pp $176	-0.5pp $147	base $118	+0.5pp $88	+1.0pp $58

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Eula St Lancaster, SC	2.0	1.0	900	$945	$1.05	25d	1	0.47mi
210 Thomas Ln Lancaster, SC	1.0	1.0	700	$795	$1.14	3d	1	0.86mi
3038 Miller St Unit 3016-A Lancaster, SC	2.0	2.0	915	$1,363	$1.49	18d	1	1.08mi
730 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	3d	1	1.22mi
732 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	3d	1	1.23mi
205 S Catawba St Lancaster, SC	2.0	1.0	950	$1,350	$1.42	2d	1	1.30mi

Listing history 7 events

1. 2026-06-21
   days on market $115,000 Active 9 DOM
2. 2026-06-18
   days on market $115,000 Active 6 DOM
3. 2026-06-17
   days on market $115,000 Active 5 DOM
4. 2026-06-16
   days on market $115,000 Active 4 DOM
5. 2026-06-15
   days on market $115,000 Active 3 DOM
6. 2026-06-13
   remarks 567-char remark
7. 2026-06-13
   listed $115,000 Active 1 DOM

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,133
• − Mortgage interest: −$6,442
• − Property taxes: −$1,935
• − Insurance: −$575
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,345
• Taxable loss: −$425
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,520/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Lancaster

• Score: 55/100
• State rank: #301
• US rank: #23178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 91,213 people
• City population: 53,584
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 53,584
• Household income: $62,969
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 1158.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.90%
• Current HPI: 244.328
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+43.9% since first listed

16 events — show timeline

• 2026-06-12 Listed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-10 Sold (Public Records) $90,000 Public Records
• 2024-06-10 Sold (MLS) $90,000 CANOPYMLS as Distributed by MLS Grid
• 2024-05-15 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-05-07 Listed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2020-12-11 Sold (MLS) $59,000 CANOPYMLS as Distributed by MLS Grid
• 2020-11-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-10-20 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2020-10-20 Price Changed $59,900 CANOPYMLS as Distributed by MLS Grid
• 2020-09-23 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-09-11 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2020-08-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-08-27 Price Changed $69,900 CANOPYMLS as Distributed by MLS Grid
• 2020-07-26 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2020-07-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-06-29 Listed $79,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+10.9%/yr

Latest (2025): $1,935 · +67.7% YoY. Source: county tax records.