447 Yellow Belle Dr · Pageland, SC 29728

$204,990

3 bd · 2.5 ba · 1,442 sqft · Townhouse · 15 Days on market

Built 2026 Good condition 1,742 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks

* * QUICK MOVE IN OPPORTUNITY * * Welcome to Laney Farms Townhomes, a new community in Pageland offering convenient access to nearby towns and everyday destinations. Located just 15 minutes from Monroe and within reach of the greater Charlotte area, this location provides a balance of small-town charm and regional connectivity. Residents can enjoy nearby shopping, dining, and local attractions while still benefiting from the relaxed pace of Pageland living. Laney Farms is designed to offer modern homes within a thoughtfully planned neighborhood. As one of the first opportunities to own in the new Laney Farms Townhome community, buyers will enjoy attractive new construction homes along wit

Key facts

• Open main level
• Amenity center
• Convenient access

Tags

• QUICK MOVE IN OPPORTUNITY
• CONVENIENT ACCESS
• PLANNED COMMUNITY AMENITIES
• AMENITY CENTER
• GATHERING SPACES
• OPEN MAIN LEVEL

Property features AI

Finance

• HOA & community: Homeowners association present; HOA dues are mandatory

Exterior

• Parking: Attached garage (1 car); Driveway
• Security: Carbon monoxide detector(s)
• Utilities: City water; Public sewer; Cable available; Underground utilities
• Home design: Townhouse; Residential property; Under construction (proposed completion mid‑June 2026); Two levels; Entry level is level 1
• Construction: Site-built construction; Vinyl exterior; Slab foundation; New construction by Ryan Homes (model: Poplar)
• Exterior features: Concrete and paved roads; Private maintained road; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Insulated windows; Insulated doors; Two levels with 10 total rooms; Carbon monoxide detector(s)
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $200k (2.5% below list).
• Recommended offer: $200k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Pageland — 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 52/100 on livability (#352 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Chesterfield 01 (rural): math 25% / reading 36% proficiency, ranked #55 of 80 in SC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pageland Elementary (math 21% / reading 19%, grade F, #492 of 597 statewide, top 83%, 324 students, 100% FRL); Central High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 644 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Chesterfield County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,900 (2.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.13×
• Total profit: $122,027
• Equity at exit: $184,671

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $351,268
• Equity at exit: $398,250

Cash invested: $57,397 (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 29728

• Home prices YoY: 19.9%
• Active inventory: 118
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $163

Break-even live

Break-even rent $1,793

Max offer price $204,990

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: $51,248
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Maggys Way Pageland, SC	3.0	3.0	1517	$1,999	$1.32	22d	1	0.46mi

Listing history 9 events

1. 2026-06-09
   days on market $204,990 Active 15 DOM
2. 2026-06-08
   days on market $204,990 Active 14 DOM
3. 2026-06-07
   days on market $204,990 Active 13 DOM
4. 2026-06-04
   days on market $204,990 Active 10 DOM
5. 2026-06-03
   days on market $204,990 Active 9 DOM
6. 2026-06-02
   days on market $204,990 Active 8 DOM
7. 2026-06-01
   days on market $204,990 Active 7 DOM
8. 2026-05-31
   days on market $204,990 Active 6 DOM
9. 2026-05-25
   listed $215,000 Active

ⓘ 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: $23,988
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$5,963
• Taxable loss: −$1,396
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $2,286/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 · 8 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern amenities and a great location. It's move-in ready and would benefit from some landscaping and painting to further enhance its appeal.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value
• Both Painting — refreshes interior and exterior
• Rental Appliance Maintenance — keeps appliances in top condition

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Painting — refreshes interior and exterior ↑
• Rental Appliance Maintenance — keeps appliances in top condition ↑

ⓘ 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: Chesterfield 01
• NCES district ID: 4501560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $33,946
• Composite: 25.04/100
• National rank: #7547
• State rank: #55 of 80 in SC

Livability — Pageland

• Score: 52/100
• State rank: #352
• US rank: #24948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,470
• Population (ZIP): 9,470

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 44,632 people
• By 2030: 43,331 · -2.9%
• By 2040: 40,218 · -9.9%
• By 2050: 36,847 · -17.4%
• By 2075: 29,636 · -33.6%
• By 2100: 23,536 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Chesterfield

• 2024 margin: Strong R (+28.1) · D 35.5% · R 63.5% · Other 1.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -3.0pp · 2024: -28.1pp
• All cycles: 2024: R+28.1 2020: R+20.5 2016: R+14.3 2012: R+3.3 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.76%
• Current HPI: 299.8227
• 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

1 event — show timeline

• 2026-05-25 Listed $215,000 CANOPYMLS as Distributed by MLS Grid