1327 Lily Dr · Richburg, SC 29729

$295,000

4 bd · 2.5 ba · 2,174 sqft · SingleFamily · 115 Days on market

Built 2026 Good condition 6,098 sqft lot 2-car garage $136/sqft · 10% below area Est $327k · 10% under $100/mo HOA · 5% of rent ↓ 3% since listing

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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 +12.0/15.0
• Cash flow +6.6/30.0
• 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 +2.1/10.0
• DSCR +0.9/10.0

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (28.8% below list).
• Recommended offer: $210k (28.8% 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 $2,099/mo this rent would consume 51% 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 $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.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $209,898 (28.8% 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 115 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 11.7

CMA / ARV

• ARV (median comp): $327,425
• List price: $295,000
• Delta: -5.63%
• 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
1242 Lavender Dr	0.02mi	4/2.5	2,174 (0%)	3mo	$319,000	$147	97
1324 Lily Dr	0.03mi	3/2.5 (-1)	2,175 (0%)	0mo	$299,000	$137	93
1240 Lavender Dr	0.03mi	3/2.5 (-1)	2,175 (0%)	3mo	$325,850	$150	91
1235 Lavender Dr	0.06mi	3/2.5 (-1)	2,175 (0%)	4mo	$315,054	$145	89
1421 Orchid Ln	0.12mi	3/2.5 (-1)	2,175 (0%)	1mo	$331,590	$152	89
1246 Lavender Dr	0.03mi	4/2.5	1,927 (-11%)	2mo	$310,000	$161	78
1320 Lily Dr	0.04mi	4/2.5	1,927 (-11%)	3mo	$308,000	$160	77
1323 Lily Dr	0.01mi	5/3.0 (+1)	2,368 (+9%)	1mo	$335,000	$141	77
1254 Lavender Dr	0.05mi	5/3.0 (+1)	2,368 (+9%)	0mo	$325,190	$137	75
1326 Lily Dr	0.03mi	5/3.0 (+1)	2,368 (+9%)	2mo	$333,500	$141	75
1244 Lavender Dr	0.03mi	5/3.0 (+1)	2,368 (+9%)	3mo	$332,000	$140	74
1419 Orchid Ln	0.11mi	5/3.0 (+1)	2,368 (+9%)	1mo	$336,740	$142	72

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: 1.0%
• Equity multiple: 1.06×
• Total profit: $4,925
• Equity at exit: $132,535

10-year hold

• IRR: 4.8%
• Equity multiple: 1.74×
• Total profit: $60,722
• Equity at exit: $204,167

Cash invested: $82,600 (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: 26 active · 26 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $317,495 ($155/sqft)
• Median days on market: 98 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -2.8% 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: 11.7×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$100
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-480

Break-even live

Break-even rent $2,707

Max offer price $225,473

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-379	+0% $-480	+5% $-582	+10% $-684
Rent	-10% $-646	-5% $-563	+0% $-480	+5% $-398	+10% $-315
Rate	-1.0pp $-332	-0.5pp $-405	base $-480	+0.5pp $-557	+1.0pp $-635

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

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

Exterior

• Parking: Attached garage with front-facing garage doorGarage door openerDriveway2-car garage
• Security: Carbon monoxide detectorsSmoke detectors
• Utilities: City waterPublic sewerCable availableWired internet availableUnderground utilities and power lines
• Home design: Single-family residenceTwo levelsUnder construction / new construction
• Construction: Site-builtPartial brick and fiber cement exteriorFiberglass roofSlab foundationProposed completion mid-2026Built by D.R. Horton (Elston J model)
• Exterior features: Concrete and paved roadsPrivate maintained road

Interior

• Kitchen: DishwasherDisposalElectric ovenMicrowavePlumbed for ice maker
• Bedrooms: 4 bedrooms (3 upstairs, 1 on main level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heating (zoned)Central air conditioningDual and zoned cooling
• Interior features: Open floorplanKitchen islandPantryWalk-in closets8 total roomsElectric fireplace in family roomCarbon monoxide and smoke detectors
• Laundry & utility: Laundry roomElectric dryer hookupUpper level laundry

Listing history 50 events

1. 2026-09-24
   days on market $295,000 Active 115 DOM
2. 2026-09-23
   days on market $295,000 Active 114 DOM
3. 2026-09-22
   pricedays on market $295,000 Active 113 DOM
4. 2026-09-21
   days on market $309,000 Active 112 DOM
5. 2026-09-20
   days on market $309,000 Active 111 DOM
6. 2026-09-19
   days on market $309,000 Active 110 DOM
7. 2026-09-18
   days on market $309,000 Active 109 DOM
8. 2026-09-17
   days on market $309,000 Active 108 DOM
9. 2026-09-16
   days on market $309,000 Active 107 DOM
10. 2026-09-15
    days on market $309,000 Active 106 DOM
11. 2026-09-14
    days on market $309,000 Active 105 DOM
12. 2026-09-13
    days on market $309,000 Active 104 DOM
13. 2026-09-12
    days on market $309,000 Active 103 DOM
14. 2026-09-11
    days on market $309,000 Active 102 DOM
15. 2026-09-05
    days on market $309,000 Active 96 DOM
16. 2026-09-04
    days on market $309,000 Active 95 DOM
17. 2026-09-03
    days on market $309,000 Active 94 DOM
18. 2026-08-31
    days on market $309,000 Active 91 DOM
19. 2026-08-30
    days on market $309,000 Active 90 DOM
20. 2026-08-29
    days on market $309,000 Active 89 DOM
21. 2026-08-28
    days on market $309,000 Active 88 DOM
22. 2026-08-27
    days on market $309,000 Active 87 DOM
23. 2026-08-26
    days on market $309,000 Active 86 DOM
24. 2026-08-25
    price $309,000 Active 85 DOM
25. 2026-08-25
    days on market $315,340 Active 85 DOM
26. 2026-08-24
    days on market $315,340 Active 84 DOM
27. 2026-08-23
    days on market $315,340 Active 83 DOM
28. 2026-08-22
    days on market $315,340 Active 82 DOM
29. 2026-08-21
    days on market $315,340 Active 81 DOM
30. 2026-08-20
    days on market $315,340 Active 80 DOM
31. 2026-08-19
    days on market $315,340 Active 79 DOM
32. 2026-08-18
    days on market $315,340 Active 78 DOM
33. 2026-08-17
    days on market $315,340 Active 77 DOM
34. 2026-08-16
    days on market $315,340 Active 76 DOM
35. 2026-08-15
    days on market $315,340 Active 75 DOM
36. 2026-08-14
    days on market $315,340 Active 74 DOM
37. 2026-08-13
    days on market $315,340 Active 73 DOM
38. 2026-08-12
    days on market $315,340 Active 72 DOM
39. 2026-08-11
    days on market $315,340 Active 71 DOM
40. 2026-08-10
    days on market $315,340 Active 70 DOM
41. 2026-08-09
    days on market $315,340 Active 69 DOM
42. 2026-08-08
    days on market $315,340 Active 68 DOM
43. 2026-08-06
    days on market $315,340 Active 66 DOM
44. 2026-08-05
    days on market $315,340 Active 65 DOM
45. 2026-08-04
    days on market $315,340 Active 64 DOM
46. 2026-08-03
    days on market $315,340 Active 63 DOM
47. 2026-07-31
    days on market $315,340 Active 60 DOM
48. 2026-07-30
    days on market $315,340 Active 58 DOM
49. 2026-07-28
    pricedays on market $315,340 Active 57 DOM
50. 2026-07-26
    days on market $319,000 Active 55 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: $25,188
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$1,200
• − Depreciation: −$8,582
• Taxable loss: −$11,049
• Est. tax savings @ 24.0%: +$2,652
• After-tax cash flow: $-3,114/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 $10,870–$32,610 screening

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. ↑

ⓘ 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

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

Exterior

• Parking: Attached garage with front-facing garage doorGarage door openerDriveway2-car garage
• Security: Carbon monoxide detectorsSmoke detectors
• Utilities: City waterPublic sewerCable availableWired internet availableUnderground utilities and power lines
• Home design: Single-family residenceTwo levelsUnder construction / new construction
• Construction: Site-builtPartial brick and fiber cement exteriorFiberglass roofSlab foundationProposed completion mid-2026Built by D.R. Horton (Elston J model)
• Exterior features: Concrete and paved roadsPrivate maintained road

Interior

• Kitchen: DishwasherDisposalElectric ovenMicrowavePlumbed for ice maker
• Bedrooms: 4 bedrooms (3 upstairs, 1 on main level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heating (zoned)Central air conditioningDual and zoned cooling
• Interior features: Open floorplanKitchen islandPantryWalk-in closets8 total roomsElectric fireplace in family roomCarbon monoxide and smoke detectors
• Laundry & utility: Laundry roomElectric dryer hookupUpper level laundry

Price history

-2.8% since first listed

6 events — show timeline

• 2026-07-01 Price Changed $325,000 Zillow
• 2026-06-30 Price Changed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2026-06-24 Price Changed $330,000 Zillow
• 2026-06-23 Price Changed $330,000 CANOPYMLS as Distributed by MLS Grid
• 2026-06-02 Listed $334,340 Zillow
• 2026-06-01 Listed $334,340 CANOPYMLS as Distributed by MLS Grid