584 Lamorak Pl · Richburg, SC 29729

$284,900

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 153 Days on market

Built 2023 Good condition 9,147 sqft lot Garage $216/sqft · 8% below area Est $309k · 8% under $38/mo HOA · 2% 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 +13.2/30.0
• ARV discount +11.0/15.0
• Appreciation +6.5/10.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

Practically new and meticulously maintained, this 2023 ranch-style home in the Knights Bridge community features one-level living with an open layout and a premium lot that backs to trees for added privacy. Inside, you’ll find luxury vinyl plank flooring, beadboard doors, vaulted ceilings, and softly curved wall corners that create a warm, welcoming feel. The bright kitchen has granite countertops, staggered cabinetry, stainless steel appliances, and a breakfast bar that opens to the vaulted great room and dining area—ideal for both everyday living and entertaining.

Key facts

• Beadboard doors
• Curved wall corners
• Backs to trees

Tags

• PREMIUM LOT
• BACKS TO TREES
• LUXURY VINYL PLANK FLOORING
• BEADBOARD DOORS
• VAULTED CEILINGS
• CURVED WALL CORNERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (20.3% below list).
• Recommended offer: $227k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% 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 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: 107 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).
• At $2,270/mo this rent would consume 55% of the median local household income ($49k/yr) (locally 38% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k 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 $80k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 $226,980 (20.3% 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 153 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (median comp): $308,923
• List price: $284,900
• Delta: -7.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Lamorak Pl	0.44mi	3/2.0	1,316 (-0%)	1mo	$292,900	$223	74
703 Lamorak Pl	0.43mi	3/2.0	1,316 (-0%)	5mo	$292,900	$223	72
656 Lancelot Dr	0.13mi	3/2.0	1,197 (-9%)	5mo	$265,000	$221	71
1111 Elyan St	0.46mi	3/2.0	1,316 (-0%)	5mo	$294,900	$224	71
1116 Elyan St	0.44mi	3/2.0	1,316 (-0%)	7mo	$292,900	$223	69
907 Morien St	0.13mi	3/2.0	1,177 (-11%)	7mo	$245,000	$208	67
1321 Lily Dr	0.61mi	3/2.0	1,343 (+2%)	2mo	$279,000	$208	63
1231 Lavender Dr	0.55mi	3/2.0	1,343 (+2%)	6mo	$288,000	$214	62
1247 Lavender Dr	0.57mi	3/2.0	1,497 (+14%)	1mo	$308,000	$206	46
1329 Lily Dr	0.62mi	3/2.0	1,497 (+14%)	1mo	$289,000	$193	43
1236 Lavender Dr	0.59mi	3/2.0	1,497 (+14%)	4mo	$295,000	$197	42
1322 Lily Dr	0.64mi	3/2.0	1,497 (+14%)	2mo	$305,000	$204	42

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: 7.4%
• Equity multiple: 1.42×
• Total profit: $33,894
• Equity at exit: $127,998

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $121,089
• Equity at exit: $197,177

Cash invested: $79,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 10 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $295,900 ($208/sqft)
• Median days on market: 59 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +12.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29729

• Home prices YoY: 1.4%
• Active inventory: 107
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$119
• HOA: −$38
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-4

Break-even live

Break-even rent $2,275

Max offer price $284,192

Occupancy floor 95%

Sensitivity live

Price	-10% $157	-5% $77	+0% $-4	+5% $-85	+10% $-165
Rent	-10% $-183	-5% $-94	+0% $-4	+5% $86	+10% $175
Rate	-1.0pp $139	-0.5pp $68	base $-4	+0.5pp $-78	+1.0pp $-153

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: $71,225
• Closing costs: $8,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Home association present

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exteriorPaved road access

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main levelSecond bedroom on the main levelThird bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: Family room on the main levelKitchen on the main level
• Laundry & utility: Washer/Dryer area on the main level

Listing history 50 events

1. 2026-08-19
   days on market $284,900 Active 153 DOM
2. 2026-08-18
   days on market $284,900 Active 152 DOM
3. 2026-08-17
   days on market $284,900 Active 151 DOM
4. 2026-08-16
   days on market $284,900 Active 150 DOM
5. 2026-08-15
   days on market $284,900 Active 149 DOM
6. 2026-08-14
   days on market $284,900 Active 148 DOM
7. 2026-08-13
   days on market $284,900 Active 147 DOM
8. 2026-08-12
   days on market $284,900 Active 146 DOM
9. 2026-08-11
   days on market $284,900 Active 145 DOM
10. 2026-08-10
    days on market $284,900 Active 144 DOM
11. 2026-08-09
    days on market $284,900 Active 143 DOM
12. 2026-08-08
    days on market $284,900 Active 142 DOM
13. 2026-08-06
    days on market $284,900 Active 140 DOM
14. 2026-08-05
    days on market $284,900 Active 139 DOM
15. 2026-08-04
    days on market $284,900 Active 138 DOM
16. 2026-08-03
    days on market $284,900 Active 137 DOM
17. 2026-07-31
    days on market $284,900 Active 134 DOM
18. 2026-07-30
    days on market $284,900 Active 132 DOM
19. 2026-07-28
    days on market $284,900 Active 131 DOM
20. 2026-07-26
    days on market $284,900 Active 129 DOM
21. 2026-07-24
    days on market $284,900 Active 127 DOM
22. 2026-07-23
    days on market $284,900 Active 126 DOM
23. 2026-07-22
    days on market $284,900 Active 125 DOM
24. 2026-07-21
    days on market $284,900 Active 124 DOM
25. 2026-07-20
    days on market $284,900 Active 123 DOM
26. 2026-07-18
    days on market $284,900 Active 121 DOM
27. 2026-07-18
    days on market $284,900 Active 120 DOM
28. 2026-07-16
    days on market $284,900 Active 119 DOM
29. 2026-07-15
    days on market $284,900 Active 118 DOM
30. 2026-07-14
    days on market $284,900 Active 117 DOM
31. 2026-07-13
    days on market $284,900 Active 116 DOM
32. 2026-07-13
    days on market $284,900 Active 115 DOM
33. 2026-07-11
    days on market $284,900 Active 114 DOM
34. 2026-07-10
    days on market $284,900 Active 113 DOM
35. 2026-07-09
    days on market $284,900 Active 112 DOM
36. 2026-07-07
    days on market $284,900 Active 110 DOM
37. 2026-07-06
    days on market $284,900 Active 109 DOM
38. 2026-07-05
    days on market $284,900 Active 108 DOM
39. 2026-07-03
    days on market $284,900 Active 106 DOM
40. 2026-07-02
    days on market $284,900 Active 105 DOM
41. 2026-07-01
    days on market $284,900 Active 104 DOM
42. 2026-06-30
    days on market $284,900 Active 103 DOM
43. 2026-06-29
    days on market $284,900 Active 102 DOM
44. 2026-06-28
    days on market $284,900 Active 101 DOM
45. 2026-06-27
    days on market $284,900 Active 100 DOM
46. 2026-06-26
    days on market $284,900 Active 99 DOM
47. 2026-06-24
    days on market $284,900 Active 97 DOM
48. 2026-06-22
    days on market $284,900 Active 95 DOM
49. 2026-06-21
    days on market $284,900 Active 94 DOM
50. 2026-06-18
    days on market $284,900 Active 91 DOM

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,238
• − Mortgage interest: −$15,959
• − Property taxes: −$1,757
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − HOA: −$456
• − Depreciation: −$8,288
• Taxable loss: −$5,004
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $1,153/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 Est. rehab $6,585–$19,755 screening

This 2023 ranch-style home in Knights Bridge is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Resale paint exterior — fresh paint enhances curb appeal ↑
• Resale landscaping — improved landscaping can increase curb appeal ↑
• Both replace carpet — new carpet can improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Lewisville Elementary F SC #226/597 Nat'l #16,061/41,679 Middle Lewisville Middle F SC #128/229 Nat'l #8,646/14,009 High Lewisville High B SC #83/196 Nat'l #2,727/17,239

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

C Composite livability gradescore 63/100

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

• County: Chester · 30,121 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 2,313
• Household income: $49,306
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 38% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Home association present

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exteriorPaved road access

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main levelSecond bedroom on the main levelThird bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: Family room on the main levelKitchen on the main level
• Laundry & utility: Washer/Dryer area on the main level

Price history

+0.0% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $284,900 Consolidated MLS
• 2026-04-24 Price Changed $287,399 Consolidated MLS
• 2026-03-17 Listed $287,400 Consolidated MLS
• 2026-03-12 Delisted — Consolidated MLS
• 2026-02-13 Price Changed $287,400 Consolidated MLS
• 2026-01-29 Listed $287,900 Consolidated MLS
• 2025-09-17 Price Changed $289,900 CANOPYMLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $296,999 CANOPYMLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $301,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-21 Listed $306,900 CANOPYMLS as Distributed by MLS Grid
• 2025-05-03 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2023-07-21 Sold (MLS) $284,900 CANOPYMLS as Distributed by MLS Grid
• 2023-03-31 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-03-31 Listed $284,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2025): $1,757 · -76.5% YoY. Source: county tax records.