408 N Elm St · Pageland, SC 29728

$310,000

4 bd · 2.5 ba · 1,695 sqft · Other · 8 Days on market

Built 2022 0.54 ac lot

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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 +7.5/15.0
• 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
• 1% rule +1.4/10.0

Listing remarks

Welcome to your next home! This beautifully maintained spacious 4-bedroom, 2.5-bathroom single-family residence offers the perfect blend of comfort, space, and convenience in the quiet charm of Pageland, SC. This home features 4 generously sized bedrooms with ample closet space; 2.5 bathrooms, including a private primary suite; Open-concept kitchen with modern appliances and plenty of cabinet storage; Bright and airy living room--perfect for relaxing or entertaining. Upstairs you will find 3 spacious bedrooms, 1 full bathroom, a nice sized loft, and an additional walk-in closet for additional storage. This home also features a spacious yard with room to enjoy outdoor living at its best!

Key facts

• Spacious yard
• Open-concept kitchen
• Ample closet space

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE PRIMARY SUITE
• SPACIOUS YARD
• AMPLE CLOSET SPACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage; Driveway; 2-car garage; Main-level garage present
• Utilities: City water; Public sewer
• Home design: Single-family residence (site built); Two levels; Zoned R
• Construction: Vinyl exterior; Slab foundation; Site-built construction
• Exterior features: Concrete or paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Four bedrooms total — three upstairs and one on the main level
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Refrigerator; 1 room (main level)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (35.5% below list).
• Recommended offer: $200k (35.5% 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: schools F, crime F, amenities 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.
• 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $199,900 (35.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $145,498
• Equity at exit: $279,273

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $446,566
• Equity at exit: $602,262

Cash invested: $86,800 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-365

Break-even live

Break-even rent $2,461

Max offer price $245,529

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• 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	21d	1	0.88mi

Listing history 1 events

1. 2026-05-18
   listed $310,000 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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: $23,988
• − Mortgage interest: −$17,365
• − Property taxes: −$2,272
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$9,018
• Taxable loss: −$10,055
• Est. tax savings @ 24.0%: +$2,413
• After-tax cash flow: $-1,966/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

• Census place: Pageland, SC
• 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

• 2026-05-18 Listed $310,000 CANOPYMLS as Distributed by MLS Grid