Blanco Plan · Richburg, SC 29729

$294,900

3 bd · 2.0 ba · 1,316 sqft · SingleFamily · 390 Days on market

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Spacious island
• Spacious backyard
• Covered patio

Tags

• BLANCO FLOOR PLAN
• GRANITE COUNTERTOPS
• BRAND-NEW APPLIANCES
• SPACIOUS ISLAND
• COVERED PATIO
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Electric service
• Home design: New construction plan named Blanco; Single-family property (plan inventory type)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and heat pump heating; Central air conditioning
• Interior features: Living area of 1,316

🏗️ New construction. The $294,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,520.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (4.3% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.7% in Richburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, crime D+, health & safety D+.
• 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: 81 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $289,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Morien St	0.10mi	3/2.0	1,317 (+0%)	12mo	$296,000	$225	85
599 Lamorak Pl	0.26mi	3/2.0	1,341 (+2%)	5mo	$265,000	$198	81
620 Lamorak Pl	0.37mi	3/2.0	1,335 (+1%)	4mo	$270,000	$202	77
656 Lancelot Dr	0.17mi	3/2.0	1,197 (-9%)	2mo	$265,000	$221	76
907 Morien St	0.12mi	3/2.0	1,177 (-11%)	4mo	$245,000	$208	74
670 Lamorak Pl	0.52mi	3/2.0	1,316 (0%)	6mo	$262,500	$199	70
703 Lamorak Pl	0.63mi	3/2.0	1,316 (0%)	2mo	$292,900	$223	69
1111 Elyan St	0.65mi	3/2.0	1,316 (0%)	2mo	$294,900	$224	68
1112 Elyan St	0.64mi	3/2.0	1,316 (0%)	5mo	$289,900	$220	66
1116 Elyan St	0.65mi	3/2.0	1,316 (0%)	4mo	$292,900	$223	66
1518 Doran Ter	0.74mi	3/2.0	1,316 (0%)	7mo	$272,900	$207	60
1504 Doran Ter	0.71mi	3/2.0	1,316 (0%)	9mo	$289,900	$220	59

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $49,422
• Equity at exit: $130,073

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $155,700
• Equity at exit: $200,375

Cash invested: $81,066 (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 29729

• Home prices YoY: 1.4%
• Active inventory: 81
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,823 medium
• Mortgage (P&I): −$1,518
• Tax est. 1.5%: −$362 /mo · $4,343/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $229

Break-even live

Break-even rent $2,533

Max offer price $289,520

Occupancy floor 87%

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: $72,380
• Closing costs: $8,686
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $294,900 Active 390 DOM
2. 2026-06-17
   days on market $294,900 Active 389 DOM
3. 2026-06-16
   days on market $294,900 Active 388 DOM
4. 2026-06-15
   days on market $294,900 Active 387 DOM
5. 2026-06-13
   days on market $294,900 Active 385 DOM
6. 2026-06-09
   days on market $294,900 Active 381 DOM
7. 2026-06-08
   days on market $294,900 Active 380 DOM
8. 2026-06-07
   days on market $294,900 Active 379 DOM
9. 2026-06-04
   days on market $294,900 Active 376 DOM
10. 2026-06-03
    days on market $294,900 Active 375 DOM
11. 2026-06-02
    days on market $294,900 Active 374 DOM
12. 2026-06-01
    days on market $294,900 Active 373 DOM
13. 2026-05-31
    days on market $294,900 Active 372 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,875
• − Mortgage interest: −$16,218
• − Property taxes: −$4,343
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$8,422
• Taxable loss: −$1,976
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $3,226/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 — 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

• Population (ZIP): 2,313

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B