214 Maggys Way · Pageland, SC 29728

$262,990

3 bd · 2.0 ba · 1,338 sqft · SingleFamily · 146 Days on market

Built 2026 6,098 sqft lot Est $250k · 5% over $65/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +5.2/15.0
• 1% rule +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

Located within the growing Laney Farms community, this home offers a peaceful neighborhood setting with convenient access to Highway 601 and surrounding towns. Residents enjoy proximity to Monroe, Waxhaw, and regional destinations, while planned community amenities—including pickleball courts and a dog park—enhance the overall lifestyle experience. The Grand Bahama floorplan provides efficient single-level living centered around a bright, open main living space. The kitchen serves as the heart of the home, featuring a large island that overlooks the great room, making it ideal for entertaining and everyday connection. The primary suite includes a walk-in closet and private bath,

Key facts

• Dog park
• Pickleball courts
• Walk-in closet

Tags

• PICKLEBALL COURTS
• DOG PARK
• SINGLE-LEVEL LIVING
• LARGE ISLAND
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• Other: Zoned R; Proposed development status
• HOA & community: Mandatory HOA (Kuester); HOA dues $90 per month

Exterior

• Parking: Attached 2-car garage with opener; Driveway parking
• Security: Carbon monoxide detector(s)
• Utilities: City water; Public sewer; Cable available; Electric service
• Home design: Single-family residence; One level; Site built; New construction (proposed completion May 30, 2026); Accessible features: raised toilet and no interior steps
• Construction: Stone veneer and vinyl exterior; Slab foundation; Built by Ryan Homes (model: Grand Bahama)
• Exterior features: Street lights in the community; Concrete and paved road access; Private maintained road; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating with forced air; Central air conditioning
• Interior features: Open floorplan; Kitchen island; Pantry; Walk-in closet(s); Insulated windows; Kitchen exhaust fan; Plumbed for ice maker; Carbon monoxide detector(s)
• Laundry & utility: Main-level laundry room; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (24.0% below list).
• Recommended offer: $200k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Pageland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); New Heights Middle (math 11% / reading 23%, grade F, #191 of 229 statewide, top 85%, 531 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 $28k of equity ($2k loan paydown + $26k 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.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,900 (24.0% 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 146 days. Have you received any prior offers? Is the seller open to a 24% 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 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?
7. 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?
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: 0.76% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $250,206
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Rogers St	0.38mi	4/2.0 (+1)	1,494 (+12%)	4mo	$280,000	$187	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $123,987
• Equity at exit: $236,922

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $380,449
• Equity at exit: $510,932

Cash invested: $73,637 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$65
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-303

Break-even live

Break-even rent $2,383

Max offer price $219,109

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-212	+0% $-303	+5% $-394	+10% $-485
Rent	-10% $-461	-5% $-382	+0% $-303	+5% $-224	+10% $-145
Rate	-1.0pp $-171	-0.5pp $-236	base $-303	+0.5pp $-371	+1.0pp $-441

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: $65,748
• Closing costs: $7,890
• 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	23d	1	0.04mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 15 events

1. 2026-06-21
   days on market $262,990 Active 146 DOM
2. 2026-06-18
   days on market $262,990 Active 143 DOM
3. 2026-06-17
   days on market $262,990 Active 142 DOM
4. 2026-06-16
   days on market $262,990 Active 141 DOM
5. 2026-06-15
   days on market $262,990 Active 140 DOM
6. 2026-06-13
   days on market $262,990 Active 138 DOM
7. 2026-06-09
   days on market $262,990 Active 134 DOM
8. 2026-06-08
   days on market $262,990 Active 133 DOM
9. 2026-06-07
   days on market $262,990 Active 132 DOM
10. 2026-06-04
    days on market $262,990 Active 129 DOM
11. 2026-06-03
    days on market $262,990 Active 128 DOM
12. 2026-06-02
    days on market $262,990 Active 127 DOM
13. 2026-06-01
    days on market $262,990 Active 126 DOM
14. 2026-05-31
    days on market $262,990 Active 125 DOM
15. 2026-01-26
    listed $283,990 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: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$780
• − Depreciation: −$7,651
• Taxable loss: −$8,272
• Est. tax savings @ 24.0%: +$1,985
• After-tax cash flow: $-1,654/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: 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

• 2026-01-26 Listed $283,990 CANOPYMLS as Distributed by MLS Grid