302 Maggys Way · Pageland, SC 29728

$274,990

3 bd · 2.0 ba · 1,533 sqft · SingleFamily · 272 Days on market

Built 2026 6,098 sqft lot Est $287k · at est. $65/mo HOA · 3% of rent ↓ 8% since listing

---

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
• ARV discount +9.3/15.0
• Cash flow +7.1/30.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.3/10.0

Listing remarks

Laney Farms combines thoughtfully designed new homes with a location that offers both convenience and small-town appeal. Situated in Pageland, the community provides easy access to Monroe, Waxhaw, and major commuter routes while maintaining a relaxed residential atmosphere. Planned neighborhood amenities support an active and connected lifestyle. The Grand Cayman floorplan offers spacious ranch-style living with an open-concept design that connects the kitchen, dining, and living areas into one cohesive space. Generously sized bedrooms and ample closet storage provide flexibility for a variety of living arrangements, from hosting guests to creating a home office or hobby space. The primary

Key facts

• Dog park
• Pickle ball courts
• Gazebo

Tags

• PICKLE BALL COURTS
• DOG PARK
• GAZEBO
• GRANITE COUNTERTOPS
• FULL KITCHEN APPLIANCE PACKAGE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Zoning: R
• HOA & community: HOA (Kuester) with mandatory dues; HOA fee $90 per month

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway
• Security: Carbon monoxide detector(s)
• Utilities: City water; Public sewer; Cable available; Electric service
• Home design: Single family residence; Site-built construction; One story; No interior steps (accessible); Proposed/new construction
• Construction: Stone veneer and vinyl exterior; Slab foundation; Built by Ryan Homes (model: Grand Cayman); Proposed completion mid-2026
• Exterior features: Level lot; Concrete and paved roads; Private maintained road; Street lights in the community; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Plumbed for ice maker; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air
• Interior features: Open floorplan; Kitchen island; Pantry; Walk-in closet(s); Insulated windows; 9 total rooms
• Laundry & utility: Main level laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.3% below list).
• Recommended offer: $200k (27.3% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Pageland Elementary (math 21% / reading 19%, grade F, #492 of 597 statewide, top 83%, 324 students, 100% FRL); Central High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 644 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,900 (27.3% 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 272 days. Have you received any prior offers? Is the seller open to a 27% 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $286,671
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Rogers St	0.41mi	4/2.0 (+1)	1,494 (-2%)	4mo	$280,000	$187	68

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $125,241
• Equity at exit: $247,733

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $388,295
• Equity at exit: $534,245

Cash invested: $76,997 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$65
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-386

Break-even live

Break-even rent $2,488

Max offer price $219,109

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-291	+0% $-386	+5% $-481	+10% $-576
Rent	-10% $-544	-5% $-465	+0% $-386	+5% $-307	+10% $-228
Rate	-1.0pp $-248	-0.5pp $-316	base $-386	+0.5pp $-457	+1.0pp $-530

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: $68,748
• Closing costs: $8,250
• 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	23d	1	0.10mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 18 events

1. 2026-06-21
   days on market $274,990 Active 272 DOM
2. 2026-06-18
   days on market $274,990 Active 269 DOM
3. 2026-06-17
   days on market $274,990 Active 268 DOM
4. 2026-06-16
   days on market $274,990 Active 267 DOM
5. 2026-06-15
   days on market $274,990 Active 266 DOM
6. 2026-06-13
   days on market $274,990 Active 264 DOM
7. 2026-06-09
   days on market $274,990 Active 260 DOM
8. 2026-06-08
   days on market $274,990 Active 259 DOM
9. 2026-06-07
   days on market $274,990 Active 258 DOM
10. 2026-06-04
    days on market $274,990 Active 255 DOM
11. 2026-06-03
    days on market $274,990 Active 254 DOM
12. 2026-06-02
    days on market $274,990 Active 253 DOM
13. 2026-06-01
    days on market $274,990 Active 252 DOM
14. 2026-05-31
    days on market $274,990 Active 251 DOM
15. 2026-02-24
    price $279,990
16. 2026-01-09
    price $293,990
17. 2025-10-08
    price $303,990
18. 2025-09-22
    listed $302,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,988
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$780
• − Depreciation: −$8,000
• Taxable loss: −$9,533
• Est. tax savings @ 24.0%: +$2,288
• After-tax cash flow: $-2,346/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

• 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

-7.6% since first listed

4 events — show timeline

• 2026-02-24 Price Changed $279,990 CANOPYMLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $293,990 CANOPYMLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $303,990 CANOPYMLS as Distributed by MLS Grid
• 2025-09-22 Listed $302,990 CANOPYMLS as Distributed by MLS Grid