1331 Lily Dr · Richburg, SC 29729

$334,490

3 bd · 2.5 ba · 2,175 sqft · SingleFamily · 65 Days on market

Built 2026 Good condition 6,098 sqft lot Est $344k · 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 +8.8/30.0
• ARV discount +8.7/15.0
• Appreciation +6.5/10.0
• Condition / age +4.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.3/10.0

Listing remarks MLS

Come see 1331 Lily Drive in Richburg, South Carolina. The Penwell is one of our two-story plans featured at Stanton in Richburg, SC. This gorgeous two-story home with impressive comfort, luxury, and style offers three bedrooms, two and a half bathrooms, and a two-car garage. Upon entering, you are greeted by a foyer that invites you directly into the center of the home. At its heart, you'll find a spacious family room that blends with the kitchen, creating an expansive and airy feel. The kitchen is well equipped with a walk-in pantry, stainless steel appliances, and a breakfast bar, perfect for cooking and entertaining. A flex room on the first floor can be used as a home office or craft room. The primary suite features a walk-in closet and en-suite bathroom with dual vanities. The additional two bedrooms provide comfort and privacy and have access to a secondary bathroom. The loft offers a flexible space for a media room, playroom, or home gym. The laundry room completes the second floor. With its thoughtful design, spacious layout, and modern conveniences, the Penwell is the perfect new home for you at Stanton in Richburg, SC. Pictures are representative

Key facts

• Luxury amenities
• Walk-in closet
• Flex room

Tags

• LUXURY AMENITIES
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• FLEX ROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot size approximately 0.14 acres; Road surface: concrete/paved
• HOA & community: HOA required (mandatory); Quarterly HOA fee of $300; Community amenities include outdoor pool, cabana, playground and sidewalks; Pets allowed; Architectural review restriction

Exterior

• Parking: Attached garage that faces front; 2-car garage with garage door opener; Driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; Public sewer; Cable available; Wired internet available; Underground power lines and utilities
• Home design: Single family residence; Two levels; Under construction / New construction
• Construction: Site-built home; Partial brick and fiber cement exterior; Fiberglass roof; Slab foundation; Built by D.R. Horton (model: Penwell K); Proposed completion: 2026-07-20
• Exterior features: Concrete/paved roads; Private maintained road; Street lights; Sidewalks; Pond

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Plumbed for ice maker
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Electric heating (zoned); Central air conditioning with dual and zoned controls
• Interior features: Open floorplan; Kitchen island; Pantry; Walk-in closets; Electric fireplace in family room; Room count: 8
• Laundry & utility: Laundry room on upper level; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (19.2% below list).
• Recommended offer: $270k (19.2% 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 65 days — a 6% lower offer ($314k) 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 $270,425 (19.2% 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 65 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $343,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1240 Lavender Dr	0.04mi	3/2.5	2,175 (0%)	0mo	$325,850	$150	98
1319 Lily Dr	0.05mi	3/2.5	2,175 (0%)	2mo	$321,000	$148	96
1235 Lavender Dr	0.07mi	3/2.5	2,175 (0%)	1mo	$315,054	$145	96
1316 Lily Dr	0.06mi	4/2.5 (+1)	2,174 (-0%)	1mo	$317,000	$146	91
1513 Doran Ter	0.65mi	4/2.5 (+1)	2,218 (+2%)	2mo	$355,900	$160	60
699 Lamorak Pl	0.64mi	4/2.5 (+1)	2,218 (+2%)	3mo	$355,900	$160	60
1110 Elyan St	0.66mi	4/2.5 (+1)	2,218 (+2%)	6mo	$349,900	$158	56
642 Lamorak Pl	0.60mi	3/2.5	2,025 (-7%)	10mo	$327,900	$162	52
1520 Doran Ter	0.66mi	3/2.5	2,025 (-7%)	8mo	$304,900	$151	51
668 Lamorak Pl	0.62mi	3/2.5	2,025 (-7%)	10mo	$327,900	$162	51
1534 Doran Ter	0.72mi	3/2.5	2,025 (-7%)	7mo	$308,900	$153	49
596 Lamorak Pl	0.61mi	3/2.5	2,025 (-7%)	20mo	$327,900	$162	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: 4.2%
• Equity multiple: 1.24×
• Total profit: $22,750
• Equity at exit: $150,277

10-year hold

• IRR: 7.4%
• Equity multiple: 2.13×
• Total profit: $105,893
• Equity at exit: $231,498

Cash invested: $93,657 (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: $2,704 medium
• Mortgage (P&I): −$1,754
• Tax est. 1.5%: −$418 /mo · $5,017/yr
• Insurance: −$139
• HOA: −$100
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-275

Break-even live

Break-even rent $3,053

Max offer price $294,664

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: $83,622
• Closing costs: $10,035
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: gym

Listing history 15 events

1. 2026-06-18
   days on market $334,490 Active 65 DOM
2. 2026-06-17
   days on market $334,490 Active 64 DOM
3. 2026-06-16
   days on market $334,490 Active 63 DOM
4. 2026-06-15
   days on market $334,490 Active 62 DOM
5. 2026-06-13
   days on market $334,490 Active 60 DOM
6. 2026-06-09
   days on market $334,490 Active 56 DOM
7. 2026-06-08
   days on market $334,490 Active 55 DOM
8. 2026-06-07
   days on market $334,490 Active 54 DOM
9. 2026-06-04
   days on market $334,490 Active 51 DOM
10. 2026-06-03
    days on market $334,490 Active 50 DOM
11. 2026-06-02
    days on market $334,490 Active 49 DOM
12. 2026-06-01
    days on market $334,490 Active 48 DOM
13. 2026-05-31
    days on market $334,490 Active 47 DOM
14. 2026-04-15
    listed $334,490 Active 1174-char remark

    Show marketing remark (1174 chars)

    Come see 1331 Lily Drive in Richburg, South Carolina. The Penwell is one of our two-story plans featured at Stanton in Richburg, SC. This gorgeous two-story home with impressive comfort, luxury, and style offers three bedrooms, two and a half bathrooms, and a two-car garage. Upon entering, you are greeted by a foyer that invites you directly into the center of the home. At its heart, you'll find a spacious family room that blends with the kitchen, creating an expansive and airy feel. The kitchen is well equipped with a walk-in pantry, stainless steel appliances, and a breakfast bar, perfect for cooking and entertaining. A flex room on the first floor can be used as a home office or craft room. The primary suite features a walk-in closet and en-suite bathroom with dual vanities. The additional two bedrooms provide comfort and privacy and have access to a secondary bathroom. The loft offers a flexible space for a media room, playroom, or home gym. The laundry room completes the second floor. With its thoughtful design, spacious layout, and modern conveniences, the Penwell is the perfect new home for you at Stanton in Richburg, SC. Pictures are representative

15. 2026-04-14
    listed $334,490 Active

ⓘ 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: $32,451
• − Mortgage interest: −$18,737
• − Property taxes: −$5,017
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − HOA: −$1,200
• − Depreciation: −$9,731
• Taxable loss: −$9,098
• Est. tax savings @ 24.0%: +$2,184
• After-tax cash flow: $-1,119/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 · 13 photos

Good 85/100 Cosmetic rehab

This two-story home in Richburg, SC is in excellent condition with a good condition score of 85. It features a modern kitchen, good exterior condition, and a well-maintained interior. The property is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — A well-maintained yard can attract more potential buyers
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — A well-maintained yard can attract more potential buyers ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental 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

+0.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $334,490 Zillow
• 2026-04-14 Listed $334,490 CANOPYMLS as Distributed by MLS Grid