Avery Plan · Richburg, SC 29729

$335,900

3 bd · 2.5 ba · 1,800 sqft · SingleFamily · 240 Days on market

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Key facts

• Pantry
• Large center island
• Chef-ready kitchen

Tags

• OPEN-CONCEPT LAYOUT
• CHEF-READY KITCHEN
• ENERGY-EFFICIENT APPLIANCES
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND
• PANTRY

Property features AI

Finance

• Other: Listing is active with a list price of $335,900; Address: 511 Lamorak Pl, Richburg SC 29729

Exterior

• Parking: 2 parking spaces
• Utilities: Electric service; Central air
• Home design: Avery plan (new construction plan); Listed as single-family (plan inventory type)
• Exterior features: Asphalt roof

Interior

• Kitchen: Plan-specific kitchen (Avery)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open living area (1800 finished area)

🏗️ New construction. The $335,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $363,600.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (15.3% below list).
• Recommended offer: $284k (15.3% 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: 83 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 $13k of equity ($3k loan paydown + $11k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,460 (15.3% 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 240 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $363,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Constantine Rd	0.09mi	3/2.5	1,800 (0%)	4mo	$295,000	$164	92
709 Daniel Ln	0.05mi	3/2.5	1,717 (-5%)	1mo	$287,500	$167	89
641 Lamorak Pl	0.42mi	4/2.5 (+1)	1,800 (0%)	2mo	$320,000	$178	74
1106 Elyan St	0.62mi	3/2.5	1,700 (-6%)	0mo	$327,900	$193	61
701 Lamorak Pl	0.62mi	3/2.5	1,700 (-6%)	2mo	$323,900	$191	60
1113 Elyan St	0.66mi	3/2.5	1,700 (-6%)	2mo	$325,900	$192	59
1104 Elyan St	0.61mi	3/2.0	1,552 (-14%)	2mo	$325,900	$210	45
1115 Elyan St	0.66mi	3/2.0	1,552 (-14%)	3mo	$315,900	$204	42
1109 Elyan St	0.64mi	3/2.0	1,552 (-14%)	4mo	$315,900	$204	42
1114 Elyan St	0.64mi	3/2.0	1,552 (-14%)	5mo	$313,900	$202	41
1120 Elyan St	0.66mi	3/2.0	1,552 (-14%)	4mo	$313,900	$202	40
1124 Elyan St	0.68mi	3/2.0	1,552 (-14%)	5mo	$313,900	$202	39

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: 4.6%
• Equity multiple: 1.26×
• Total profit: $26,806
• Equity at exit: $163,355

10-year hold

• IRR: 7.7%
• Equity multiple: 2.17×
• Total profit: $119,399
• Equity at exit: $251,645

Cash invested: $101,808 (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: 83
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$1,907
• Tax est. 1.5%: −$454 /mo · $5,454/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-266

Break-even live

Break-even rent $3,181

Max offer price $325,178

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-140	+0% $-266	+5% $-391	+10% $-517
Rent	-10% $-490	-5% $-378	+0% $-266	+5% $-153	+10% $-41
Rate	-1.0pp $-82	-0.5pp $-173	base $-266	+0.5pp $-360	+1.0pp $-456

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: $90,900
• Closing costs: $10,908
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $335,900 Active 240 DOM
2. 2026-06-18
   days on market $335,900 Active 237 DOM
3. 2026-06-17
   days on market $335,900 Active 236 DOM
4. 2026-06-16
   days on market $335,900 Active 235 DOM
5. 2026-06-15
   days on market $335,900 Active 234 DOM
6. 2026-06-13
   days on market $335,900 Active 232 DOM
7. 2026-06-09
   days on market $335,900 Active 228 DOM
8. 2026-06-08
   days on market $335,900 Active 227 DOM
9. 2026-06-07
   days on market $335,900 Active 226 DOM
10. 2026-06-04
    days on market $335,900 Active 223 DOM
11. 2026-06-03
    days on market $335,900 Active 222 DOM
12. 2026-06-02
    days on market $335,900 Active 221 DOM
13. 2026-06-01
    days on market $335,900 Active 220 DOM
14. 2026-05-31
    days on market $335,900 Active 219 DOM

ⓘ 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: $34,135
• − Mortgage interest: −$20,367
• − Property taxes: −$5,454
• − Insurance: −$1,818
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − Depreciation: −$10,577
• Taxable loss: −$9,543
• Est. tax savings @ 24.0%: +$2,290
• After-tax cash flow: $-896/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.

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