1327 Lily Dr · Richburg, SC 29729

$334,340

4 bd · 2.5 ba · 2,174 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition 6,098 sqft lot Est $333k · at est. $100/mo HOA · 4% of rent

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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).

• Cash flow +8.9/30.0
• ARV discount +7.3/15.0
• Appreciation +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Come see 1327 Lily Drive in Richburg, South Carolina. The Elston is a spacious and modern two story home plans featured at Stanton in Richburg, SC. The home features four bedrooms, two and a half bathrooms, and two-car garage. The open concept layer connects the home beautifully, where the inviting foyer will lead you into the heart of the home, where the kitchen and large family room meet to create a welcoming atmosphere. The kitchen's stainless steel appliances, ample cabinet space, and a center island make it perfect for cooking and entertaining. The home features a primary suite with a walk-in closet and an en-suite bathroom with dual vanities. The additional three bedrooms provide privacy and comfort and share access to a secondary bathroom. A loft space on the second floor can be used as a media room, home office, or playroom. Additional features include a laundry room, ample storage closets, and large windows for natural light. With its thoughtful design, spacious layout, and modern conveniences, the Elston is the perfect place to call home at Stanton in Richburg, SC. Pictures are representative.

Key facts

• Inviting foyer
• Luxury amenities
• Ample cabinet space

Tags

• LUXURY AMENITIES
• VARIETY OF FLOOR PLANS
• PROXIMITY TO 1-77
• OPEN CONCEPT LAYOUT
• INVITING FOYER
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Architectural review restriction
• HOA & community: Mandatory HOA; Quarterly HOA fee ($300); Community amenities: cabana, outdoor pool, playground, pond, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached garage with front-facing garage door; Garage door opener; Driveway; 2-car garage
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: City water; Public sewer; Cable available; Wired internet available; Underground utilities and power lines
• Home design: Single-family residence; Two levels; Under construction / new construction
• Construction: Site-built; Partial brick and fiber cement exterior; Fiberglass roof; Slab foundation; Proposed completion mid-2026; Built by D.R. Horton (Elston J model)
• Exterior features: Concrete and paved roads; Private maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Plumbed for ice maker
• Bedrooms: 4 bedrooms (3 upstairs, 1 on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating (zoned); Central air conditioning; Dual and zoned cooling
• Interior features: Open floorplan; Kitchen island; Pantry; Walk-in closets; 8 total rooms; Electric fireplace in family room; Carbon monoxide and smoke detectors
• Laundry & utility: Laundry room; Electric dryer hookup; Upper level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (18.9% below list).
• Recommended offer: $271k (18.9% 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 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 55% at this address vs 28% district-wide (+27 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: 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 $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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $271,035 (18.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $332,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Lily Dr	0.05mi	4/2.5	2,174 (0%)	1mo	$317,000	$146	97
1240 Lavender Dr	0.03mi	3/2.5 (-1)	2,175 (0%)	0mo	$325,850	$150	94
1319 Lily Dr	0.03mi	3/2.5 (-1)	2,175 (0%)	2mo	$321,000	$148	92
1235 Lavender Dr	0.06mi	3/2.5 (-1)	2,175 (0%)	1mo	$315,054	$145	91
1234 Lavender Dr	0.04mi	5/3.0 (+1)	2,368 (+9%)	2mo	$329,000	$139	75
1513 Doran Ter	0.66mi	4/2.5	2,218 (+2%)	2mo	$355,900	$160	64
699 Lamorak Pl	0.65mi	4/2.5	2,218 (+2%)	3mo	$355,900	$160	64
1110 Elyan St	0.67mi	4/2.5	2,218 (+2%)	6mo	$349,900	$158	61
642 Lamorak Pl	0.60mi	3/2.5 (-1)	2,025 (-7%)	10mo	$327,900	$162	47
668 Lamorak Pl	0.63mi	3/2.5 (-1)	2,025 (-7%)	10mo	$327,900	$162	46
1520 Doran Ter	0.67mi	3/2.5 (-1)	2,025 (-7%)	8mo	$304,900	$151	46
1534 Doran Ter	0.73mi	3/2.5 (-1)	2,025 (-7%)	7mo	$308,900	$153	44

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: 4.3%
• Equity multiple: 1.25×
• Total profit: $23,105
• Equity at exit: $150,210

10-year hold

• IRR: 7.5%
• Equity multiple: 2.14×
• Total profit: $106,635
• Equity at exit: $231,394

Cash invested: $93,615 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,710 medium
• Mortgage (P&I): −$1,753
• Tax est. 1.5%: −$418 /mo · $5,015/yr
• Insurance: −$139
• HOA: −$100
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-269

Break-even live

Break-even rent $3,051

Max offer price $295,361

Occupancy floor —

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: $83,585
• Closing costs: $10,030
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 12 events

1. 2026-06-18
   days on market $334,340 Active 17 DOM
2. 2026-06-17
   days on market $334,340 Active 16 DOM
3. 2026-06-16
   days on market $334,340 Active 15 DOM
4. 2026-06-15
   days on market $334,340 Active 14 DOM
5. 2026-06-13
   days on market $334,340 Active 12 DOM
6. 2026-06-09
   days on market $334,340 Active 8 DOM
7. 2026-06-08
   days on market $334,340 Active 7 DOM
8. 2026-06-07
   days on market $334,340 Active 6 DOM
9. 2026-06-04
   days on market $334,340 Active 3 DOM
10. 2026-06-03
    days on market $334,340 Active 2 DOM
11. 2026-06-02
    remarks 693-char remark

    Show marketing remark (1120 chars)

    Come see 1327 Lily Drive in Richburg, South Carolina. The Elston is a spacious and modern two story home plans featured at Stanton in Richburg, SC. The home features four bedrooms, two and a half bathrooms, and two-car garage. The open concept layer connects the home beautifully, where the inviting foyer will lead you into the heart of the home, where the kitchen and large family room meet to create a welcoming atmosphere. The kitchen's stainless steel appliances, ample cabinet space, and a center island make it perfect for cooking and entertaining. The home features a primary suite with a walk-in closet and an en-suite bathroom with dual vanities. The additional three bedrooms provide privacy and comfort and share access to a secondary bathroom. A loft space on the second floor can be used as a media room, home office, or playroom. Additional features include a laundry room, ample storage closets, and large windows for natural light. With its thoughtful design, spacious layout, and modern conveniences, the Elston is the perfect place to call home at Stanton in Richburg, SC. Pictures are representative.

12. 2026-06-02
    listed $334,340 Active 1 DOM

    Show marketing remark (1120 chars)

    Come see 1327 Lily Drive in Richburg, South Carolina. The Elston is a spacious and modern two story home plans featured at Stanton in Richburg, SC. The home features four bedrooms, two and a half bathrooms, and two-car garage. The open concept layer connects the home beautifully, where the inviting foyer will lead you into the heart of the home, where the kitchen and large family room meet to create a welcoming atmosphere. The kitchen's stainless steel appliances, ample cabinet space, and a center island make it perfect for cooking and entertaining. The home features a primary suite with a walk-in closet and an en-suite bathroom with dual vanities. The additional three bedrooms provide privacy and comfort and share access to a secondary bathroom. A loft space on the second floor can be used as a media room, home office, or playroom. Additional features include a laundry room, ample storage closets, and large windows for natural light. With its thoughtful design, spacious layout, and modern conveniences, the Elston is the perfect place to call home at Stanton in Richburg, SC. Pictures are representative.

ⓘ 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: $32,524
• − Mortgage interest: −$18,728
• − Property taxes: −$5,015
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − HOA: −$1,200
• − Depreciation: −$9,726
• Taxable loss: −$9,021
• Est. tax savings @ 24.0%: +$2,165
• After-tax cash flow: $-1,067/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

This home is in good condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Resale Kitchen appliances — Upgrading to high-end appliances can attract more buyers.
• Resale Bathroom fixtures — Modernizing bathrooms can increase appeal to potential buyers.
• Resale Flooring — Replacing worn-out flooring can improve the home's overall appearance and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances — Upgrading to high-end appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Modernizing bathrooms can increase appeal to potential buyers. ↑
• Resale Flooring — Replacing worn-out flooring can improve the home's overall appearance and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $334,340 Zillow
• 2026-06-01 Listed $334,340 CANOPYMLS as Distributed by MLS Grid