111 Magnolia Ln · Lancaster, SC 29720

$80,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 107 Days on market

Built 1968 7,405 sqft lot Est $111k · 28% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

Key facts

• Forced-air heating
• Electric range
• Refrigerator

Tags

• FENCED LOT
• OUTDOOR SPACE
• CENTRAL AIR
• FORCED-AIR HEATING
• ELECTRIC RANGE
• REFRIGERATOR

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: On-street parking; Additional parking spaces
• Utilities: City water; Public sewer; Electric water heater
• Home design: Single-family residence; Site built; One story; Crawl space foundation; Located in city zoning
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Open living area with a total of 4 rooms
• Laundry & utility: Washer/Dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.0% in Lancaster — 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 55/100 on livability (#301 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clinton Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 408 students, 100% FRL); Lancaster High (math 17% / reading 70%, grade F, #171 of 196 statewide, top 87%, 1,463 students, 86% FRL) — zoned schools average 93% FRL vs 47% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the Lancaster 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 675 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 49% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Pleasant Hill St	0.22mi	2/1.0	765 (-0%)	18mo	$156,000	$204	74
116 N Ferguson St	0.11mi	2/1.0	729 (-5%)	18mo	$82,000	$112	71
110 N Gregory St	0.12mi	2/1.0	690 (-10%)	21mo	$25,000	$36	60
330 N Market St	0.50mi	2/1.0	751 (-2%)	16mo	$108,000	$144	59
304 N Market St	0.42mi	2/1.0	800 (+4%)	18mo	$45,000	$56	59
428 Clinton Ave	0.46mi	2/1.0	780 (+2%)	22mo	$145,000	$186	57
1012 E Arch St	0.62mi	2/1.0	864 (+12%)	19mo	$150,000	$174	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $12,392
• Equity at exit: $11,928

10-year hold

• IRR: 22.6%
• Equity multiple: 2.94×
• Total profit: $43,384
• Equity at exit: $6,917

Cash invested: $22,400 (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 29720

• Home prices YoY: -28.2%
• Active inventory: 675
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$420
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $398

Break-even live

Break-even rent $623

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $444	-5% $421	+0% $398	+5% $376	+10% $353
Rent	-10% $309	-5% $354	+0% $398	+5% $443	+10% $487
Rate	-1.0pp $439	-0.5pp $419	base $398	+0.5pp $378	+1.0pp $357

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Thomas Ln Lancaster, SC	1.0	1.0	700	$795	$1.14	2d	1	0.16mi
205 S Catawba St Lancaster, SC	2.0	1.0	950	$1,350	$1.42	2d	1	0.51mi
3038 Miller St Unit 3016-A Lancaster, SC	2.0	2.0	915	$1,363	$1.49	18d	1	0.72mi
730 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	2d	1	0.83mi
732 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	2d	1	0.84mi
1305 Eula St Lancaster, SC	2.0	1.0	900	$945	$1.05	24d	1	0.90mi

Listing history 35 events

1. 2026-06-18
   days on market $80,000 Active 107 DOM
2. 2026-06-17
   days on market $80,000 Active 106 DOM
3. 2026-06-16
   days on market $80,000 Active 105 DOM
4. 2026-06-15
   days on market $80,000 Active 104 DOM
5. 2026-06-13
   pricedays on market $80,000 Active 102 DOM
6. 2026-06-09
   days on market $85,000 Active 98 DOM
7. 2026-06-08
   days on market $85,000 Active 97 DOM
8. 2026-06-07
   days on market $85,000 Active 96 DOM
9. 2026-06-04
   days on market $85,000 Active 93 DOM
10. 2026-06-03
    days on market $85,000 Active 92 DOM
11. 2026-06-02
    days on market $85,000 Active 91 DOM
12. 2026-06-01
    days on market $85,000 Active 90 DOM
13. 2026-05-31
    days on market $85,000 Active 89 DOM
14. 2026-05-12
    price $85,000
15. 2026-04-27
    price $90,000
16. 2026-04-10
    price $95,000
17. 2026-03-27
    price $100,000
18. 2026-03-17
    price $105,000
19. 2026-03-03
    listed $110,000 Active
20. 2025-11-04
    price $115,000
21. 2025-09-28
    listed $125,000 Active
22. 2021-02-12
    soldstatus $98,700 Closed 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

23. 2020-11-03
    historical Active Under Contract 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

24. 2020-09-22
    status Active 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

25. 2020-09-22
    price $94,000 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

26. 2020-08-26
    historical 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

27. 2020-08-11
    historical Active Under Contract 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

28. 2020-07-29
    price $85,000 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

29. 2020-07-13
    price $95,000 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

30. 2020-06-10
    price $99,000 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

31. 2020-05-29
    listed $102,000 Active 308-char remark

    Show marketing remark (308 chars)

    This SUPER CUTE home offers new floors, appliances, fixtures and so much more. Enjoy fall days on the private deck and the open fenced yard. Close to everything and more affordable that paying someone elses rent. Home has a NEW roof and NEW HVAC as well as newer electric wiring and updated insulation.

32. 2019-04-19
    soldstatus $25,200 Closed
33. 2019-03-27
    historical Under Contract - Show
34. 2019-03-13
    listed $24,900 Active
35. 2000-11-15
    soldstatus $29,000

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,528
• − Mortgage interest: −$4,481
• − Property taxes: −$472
• − Insurance: −$400
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,327
• Taxable income: $3,683
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $3,897/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Lancaster

• Score: 55/100
• State rank: #301
• US rank: #23178

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, SC
• County: Lancaster County · 91,213 people
• City population: 53,584
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 53,584
• Household income: $62,969
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 1158.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.90%
• Current HPI: 244.328
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+193.1% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $85,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $100,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $105,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-03 Listed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-28 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2021-02-12 Sold (MLS) $98,700 CANOPYMLS as Distributed by MLS Grid
• 2020-11-03 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-09-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2020-09-22 Price Changed $94,000 CANOPYMLS as Distributed by MLS Grid
• 2020-08-26 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2020-08-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-07-29 Price Changed $85,000 CANOPYMLS as Distributed by MLS Grid
• 2020-07-13 Price Changed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2020-06-10 Price Changed $99,000 CANOPYMLS as Distributed by MLS Grid
• 2020-05-29 Listed $102,000 CANOPYMLS as Distributed by MLS Grid
• 2019-04-19 Sold (MLS) $25,200 CANOPYMLS as Distributed by MLS Grid
• 2019-03-27 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-03-13 Listed $24,900 CANOPYMLS as Distributed by MLS Grid
• 2000-11-15 Sold (Public Records) $29,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $472 · -37.9% YoY. Source: county tax records.