1105 Elyan St · Richburg, SC 29729

$335,900

3 bd · 2.5 ba · 1,800 sqft · Other · 82 Days on market

Built 2025 5,227 sqft lot $38/mo HOA · 1% of rent

---

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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

The Avery floor plan has a spacious and airy feel that has been thoughtfully designed with your needs in mind. The large chef-ready kitchen is open to the dining area and family room, creating a seamless open layout. You will find a host of upgrades in the kitchen including stainless steel kitchen appliances and gorgeous granite countertops. Enjoy the covered back porch, ideal for unwinding after a busy day! The primary retreat of the Avery plan is the perfect space to begin and end each day. Tucked away on the second floor of the home, the primary suite boasts plenty of natural light and a fabulous private en-suite. The flex pace of the loft is a plus with today's busy families and need

Key facts

• 36 upper cabinets
• Private en suite
• Large island

Tags

• CHEF READY KITCHEN
• GRANITE COUNTERTOPS
• 36 UPPER CABINETS
• LARGE ISLAND
• COVERED BACK PORCH
• PRIVATE EN SUITE

Property features AI

Finance

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

Exterior

• Parking: Driveway; 2-car garage (main level)
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; Two levels; Entry level: Main
• Construction: Site-built construction; Brick partial, stone, and wood exterior; Slab foundation; New construction (completed)
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Disposal; Electric oven; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator
• Bedrooms: 3 bedrooms on the upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s) for cooling
• Interior features: Kitchen island; Ceiling fan(s); Vaulted ceiling(s); Walk-in closet(s); 8 total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $195 ($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 $284k (15.3% below list).
• Recommended offer: $284k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.7% in Richburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $94k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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 82 days — a 6% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $284,460 (15.3% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.8

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: 9.8%
• Equity multiple: 1.56×
• Total profit: $52,647
• Equity at exit: $150,910

10-year hold

• IRR: 12.1%
• Equity multiple: 2.81×
• Total profit: $170,039
• Equity at exit: $232,474

Cash invested: $94,052 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$1,761
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$140
• HOA: −$38
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $195

Break-even live

Break-even rent $2,598

Max offer price $335,900

Occupancy floor 88%

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: $83,975
• Closing costs: $10,077
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 10 events

1. 2026-06-03
   days on market $335,900 Active 82 DOM
2. 2026-06-02
   days on market $335,900 Active 81 DOM
3. 2026-06-01
   days on market $335,900 Active 80 DOM
4. 2026-05-31
   days on market $335,900 Active 79 DOM
5. 2026-03-13
   listed $335,900 Active
6. 2026-01-05
   price $335,900
7. 2025-12-18
   listed $333,900 Active
8. 2025-10-02
   price $333,900
9. 2025-09-04
   listed $329,900 Active
10. 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: $1,915 · $160/mo
• Expected delta: +$562/yr (+$47/mo · 41.5%)

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

Taxation est. · year 1

• Rental income: $34,135
• − Mortgage interest: −$18,816
• − Property taxes: −$1,353
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − HOA: −$456
• − Depreciation: −$9,772
• Taxable loss: −$3,402
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $3,157/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

Price history

-68.2% since first listed

6 events — show timeline

• 2026-03-13 Listed $335,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $335,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-18 Listed $333,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $333,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-04 Listed $329,900 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.