584 Lamorak Pl · Richburg, SC 29729

$284,900

3 bd · 1.0 ba · 1,317 sqft · Other public records · 91 Days on market

Built 2023 Good condition 9,147 sqft lot $38/mo HOA · 1% 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +6.5/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

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. The private primary suite includes a vaulted ceiling and raised dual vanity with granite, while two additional bed

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

Property features AI

Finance

• HOA & community: Home association present

Exterior

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

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room on the main level; Kitchen on the main level
• Laundry & utility: Washer/Dryer area on the main level

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $436 ($5k/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 $283k (0.8% below list).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.7% 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: schools D+, crime D+, health & safety D+.
• 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.
• 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 $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 ~5 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 91 days — a 9% lower offer ($259k) 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 $259,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.4

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: 13.6%
• Equity multiple: 1.78×
• Total profit: $61,900
• Equity at exit: $127,998

10-year hold

• IRR: 15.5%
• Equity multiple: 3.28×
• Total profit: $181,560
• 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 →

ZIP-level market 29729

• Home prices YoY: 1.4%
• Active inventory: 81
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,826 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$119
• HOA: −$38
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $436

Break-even live

Break-even rent $2,275

Max offer price $284,900

Occupancy floor 80%

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 28 events

1. 2026-06-18
   days on market $284,900 Active 91 DOM
2. 2026-06-17
   days on market $284,900 Active 90 DOM
3. 2026-06-16
   days on market $284,900 Active 89 DOM
4. 2026-06-15
   days on market $284,900 Active 88 DOM
5. 2026-06-13
   days on market $284,900 Active 86 DOM
6. 2026-06-09
   days on market $284,900 Active 82 DOM
7. 2026-06-08
   days on market $284,900 Active 81 DOM
8. 2026-06-07
   days on market $284,900 Active 80 DOM
9. 2026-06-04
   days on market $284,900 Active 77 DOM
10. 2026-06-03
    days on market $284,900 Active 76 DOM
11. 2026-06-02
    days on market $284,900 Active 75 DOM
12. 2026-06-01
    days on market $284,900 Active 74 DOM
13. 2026-05-31
    days on market $284,900 Active 73 DOM
14. 2026-05-08
    price $284,900
15. 2026-04-24
    price $287,399
16. 2026-03-17
    listed $287,400 Active
17. 2026-03-12
    historical
18. 2026-02-13
    price $287,400
19. 2026-01-29
    listed $287,900 Active
20. 2025-09-17
    price $289,900
21. 2025-06-23
    price $296,999
22. 2025-06-06
    price $300,000
23. 2025-06-06
    price $301,000
24. 2025-05-21
    listed $306,900 Active
25. 2025-05-03
    historical
26. 2023-07-21
    soldstatus $284,900 Closed
27. 2023-03-31
    historical Active Under Contract
28. 2023-03-31
    listed $284,900 Active

ⓘ 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: $33,915
• − Mortgage interest: −$15,959
• − Property taxes: −$1,757
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$456
• − Depreciation: −$8,288
• Taxable income: $604
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $5,082/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

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.