503 E Mcgregor St · Pageland, SC 29728

$160,000

1 bd · 1.0 ba · 911 sqft · Other public records · 45 Days on market

Built 1938 10,454 sqft lot ↓ 28% since listing

---

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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly upgraded home, perfect for 1st time home buyers or any investor to add to your rental portfolio. This property includes one bedroom and a bonus room. Close to restaurants and shopping! New HVAC, hot water heater, windows, and all new flooring throughout. Priced to sell bring all offers. Home is being sold AS-IS.

Key facts

• Fresh paint
• New water heater
• New roof

Tags

• NEW ROOF
• NEWER HVAC
• NEW WINDOWS
• NEW WATER HEATER
• FRESH PAINT
• NEW VINYL FLOORING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking; Two open parking spaces
• Utilities: City water; Public sewer
• Home design: Single family residence; Site-built construction; One level
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Lot approximately 0.24 acres; Publicly maintained road access; Roads are gravel and paved; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Six total rooms; Entry at main level; Crawl space foundation
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $146k (8.8% below list).
• Recommended offer: $146k (8.8% 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; 145 units permitted in Chesterfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $128k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,869 (8.8% below list)

Questions for the listing agent

1. It's been on market 45 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 9.1

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $99,376
• Equity at exit: $144,141

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $282,835
• Equity at exit: $310,845

Cash invested: $44,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $193

Break-even live

Break-even rent $1,214

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $284	-5% $238	+0% $193	+5% $148	+10% $103
Rent	-10% $78	-5% $136	+0% $193	+5% $251	+10% $308
Rate	-1.0pp $274	-0.5pp $234	base $193	+0.5pp $152	+1.0pp $110

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 45 DOM
2. 2026-06-18
   days on market $160,000 Active 42 DOM
3. 2026-06-17
   days on market $160,000 Active 41 DOM
4. 2026-06-16
   days on market $160,000 Active 40 DOM
5. 2026-06-15
   days on market $160,000 Active 39 DOM
6. 2026-06-13
   remarks 520-char remark
7. 2026-06-13
   pricedays on market $160,000 Active 37 DOM
8. 2026-06-09
   days on market $165,000 Active 33 DOM
9. 2026-06-08
   days on market $165,000 Active 32 DOM
10. 2026-06-07
    days on market $165,000 Active 31 DOM
11. 2026-06-04
    days on market $165,000 Active 28 DOM
12. 2026-06-03
    days on market $165,000 Active 27 DOM
13. 2026-06-02
    days on market $165,000 Active 26 DOM
14. 2026-06-01
    days on market $165,000 Active 25 DOM
15. 2026-05-31
    days on market $165,000 Active 24 DOM
16. 2026-05-07
    listed $165,000 Active
17. 2023-06-26
    soldstatus $127,500 Closed 319-char remark

    Show marketing remark (319 chars)

    Newly upgraded home, perfect for 1st time home buyers or any investor to add to your rental portfolio. This property includes one bedroom and a bonus room. Close to restaurants and shopping! New HVAC, hot water heater, windows, and all new flooring throughout. Priced to sell bring all offers. Home is being sold AS-IS.

18. 2023-06-26
    soldstatus $127,500

    Show marketing remark (319 chars)

    Newly upgraded home, perfect for 1st time home buyers or any investor to add to your rental portfolio. This property includes one bedroom and a bonus room. Close to restaurants and shopping! New HVAC, hot water heater, windows, and all new flooring throughout. Priced to sell bring all offers. Home is being sold AS-IS.

19. 2023-05-22
    historical Active Under Contract 319-char remark

    Show marketing remark (319 chars)

    Newly upgraded home, perfect for 1st time home buyers or any investor to add to your rental portfolio. This property includes one bedroom and a bonus room. Close to restaurants and shopping! New HVAC, hot water heater, windows, and all new flooring throughout. Priced to sell bring all offers. Home is being sold AS-IS.

20. 2023-05-01
    price $140,900 319-char remark

    Show marketing remark (319 chars)

    Newly upgraded home, perfect for 1st time home buyers or any investor to add to your rental portfolio. This property includes one bedroom and a bonus room. Close to restaurants and shopping! New HVAC, hot water heater, windows, and all new flooring throughout. Priced to sell bring all offers. Home is being sold AS-IS.

21. 2023-04-08
    listed $144,900 Active 319-char remark

    Show marketing remark (319 chars)

    Newly upgraded home, perfect for 1st time home buyers or any investor to add to your rental portfolio. This property includes one bedroom and a bonus room. Close to restaurants and shopping! New HVAC, hot water heater, windows, and all new flooring throughout. Priced to sell bring all offers. Home is being sold AS-IS.

22. 1999-01-15
    soldstatus $229,000

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$271/yr (+$23/mo · 42.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,504
• − Mortgage interest: −$8,962
• − Property taxes: −$641
• − Insurance: −$800
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,655
• Taxable loss: −$355
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,403/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

-27.9% since first listed

7 events — show timeline

• 2026-05-07 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2023-06-26 Sold (Public Records) $127,500 Public Records
• 2023-06-26 Sold (MLS) $127,500 CANOPYMLS as Distributed by MLS Grid
• 2023-05-22 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-05-01 Price Changed $140,900 CANOPYMLS as Distributed by MLS Grid
• 2023-04-08 Listed $144,900 CANOPYMLS as Distributed by MLS Grid
• 1999-01-15 Sold (Public Records) $229,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $641 · -65.4% YoY. Source: county tax records.