1103 Elyan St · Richburg, SC 29729

$299,900

3 bd · 2.0 ba · 1,316 sqft · Other · 41 Days on market

Built 2026 Good condition 8,276 sqft lot $38/mo HOA · 1% of rent

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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 +20.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Whether you're hosting family gatherings or enjoying a quiet night in, the Blanco provides a flexible, elegant space that adapts to your life! The kitchen is the heart of the home and this one is designed for everything from busy weekday breakfasts to hosting on the weekends. With granite countertops, brand-new appliances, and a spacious island, this kitchen provides ample prep space while keeping everyone connected, thanks to its open layout with direct views into the living and dining areas. Step out back to your covered patio, the perfect setting for quiet coffee mornings or lively evening BBQs. The backyard is ideal for pets, gardening, or creating your dream outdoor space. The primary

Key facts

• Spacious island
• Open floor plan
• Brand new appliances

Tags

• GRANITE COUNTERTOPS
• BRAND NEW APPLIANCES
• SPACIOUS ISLAND
• COVERED PATIO
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Mandatory HOA managed by Community Assoc. Management Services; Annual HOA fee of $300

Exterior

• Parking: Attached garage with garage door opener; 2-car garage; Main level garage
• Utilities: City water; Public sewer; Cable available; Fiber optics available; Underground power and utilities; Wired internet available
• Home design: Single family residence (new construction); One story; Site built; Under construction; proposed completion mid-2026; Model: Blanco; Zoned residential
• Construction: Stone veneer and vinyl exterior; Slab foundation
• Exterior features: Covered front and rear porches; Concrete and paved public road access

Interior

• Kitchen: Kitchen island; Disposal; Electric range; ENERGY STAR qualified refrigerator; Microwave; Plumbed for ice maker; Self-cleaning oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Ceiling fans; Vaulted ceilings; Room count: 8
• Laundry & utility: Mud room laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $382 ($5k/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 (5.9% below list).
• Recommended offer: $282k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.7% in Richburg — 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 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 $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 $84k cash investment doubles in ~5 years — after that, you're playing with house money.
• 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 41 days — a 3% lower offer ($291k) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,290 (5.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.72×
• Total profit: $60,238
• Equity at exit: $134,737

10-year hold

• IRR: 14.6%
• Equity multiple: 3.15×
• Total profit: $180,417
• Equity at exit: $207,559

Cash invested: $83,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,823 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$125
• HOA: −$38
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $382

Break-even live

Break-even rent $2,340

Max offer price $299,900

Occupancy floor 81%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 17 events

1. 2026-06-18
   days on market $299,900 Active 41 DOM
2. 2026-06-17
   days on market $299,900 Active 40 DOM
3. 2026-06-16
   days on market $299,900 Active 39 DOM
4. 2026-06-15
   days on market $299,900 Active 38 DOM
5. 2026-06-13
   days on market $299,900 Active 36 DOM
6. 2026-06-09
   days on market $299,900 Active 32 DOM
7. 2026-06-08
   days on market $299,900 Active 31 DOM
8. 2026-06-07
   days on market $299,900 Active 30 DOM
9. 2026-06-04
   days on market $299,900 Active 27 DOM
10. 2026-06-03
    days on market $299,900 Active 26 DOM
11. 2026-06-02
    days on market $299,900 Active 25 DOM
12. 2026-06-01
    days on market $299,900 Active 24 DOM
13. 2026-05-31
    days on market $299,900 Active 23 DOM
14. 2026-05-08
    listed $299,900 Active
15. 2026-04-21
    price $299,900
16. 2026-04-02
    listed $294,900 Active
17. 2024-09-06
    soldstatus $1,056,744

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$357/yr (+$30/mo · 26.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 15 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: $33,875
• − Mortgage interest: −$16,799
• − Property taxes: −$1,353
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − HOA: −$456
• − Depreciation: −$8,724
• Taxable loss: −$377
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $4,671/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior, landscaping improvements, adding a smart home system, and upgrading the flooring in the bathrooms.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase property value
• Resale Landscaping improvements — Enhances curb appeal and can increase property value
• Both Adding a smart home system — Improves convenience and can increase property value
• Both Upgrading the flooring in the bathrooms — Enhances aesthetics and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Adding a smart home system — Improves convenience and can increase property value ↑
• Both Upgrading the flooring in the bathrooms — Enhances aesthetics and can increase property value ↑

ⓘ 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

-71.6% since first listed

4 events — show timeline

• 2026-05-08 Listed $299,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $299,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-02 Listed $294,900 CANOPYMLS as Distributed by MLS Grid
• 2024-09-06 Sold (Public Records) $1,056,744 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,353 · -9.3% YoY. Source: county tax records.