107 Hinton St · Chester, SC 29706

$289,000

4 bd · 2.0 ba · 3,620 sqft · Other public records · 34 Days on market

Built 1900 0.45 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).

• Cash flow +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

Key facts

• Expansive windows
• Beadboard ceilings
• Victorian residence

Tags

• VICTORIAN RESIDENCE
• ORIGINAL WOOD FLOORING
• INTRICATE MILLWORK
• BEADBOARD CEILINGS
• DECORATIVE FIREPLACES
• EXPANSIVE WINDOWS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Cable available
• Home design: Single-family residence (site-built); Two levels; Crawl space foundation; Composition roof
• Construction: Vinyl and wood construction materials
• Exterior features: Balcony; Covered porch; Front porch; Screened porch; Side porch; Wrap-around porch; Outdoor storage; Privacy fencing enclosing the backyard; Level lot; Publicly maintained road access; Road surfaces include gravel and paved

Interior

• Kitchen: Dishwasher; Electric range; Freezer; Refrigerator
• Bedrooms: 4 bedrooms total — 1 on the main level, 3 on the upper level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 3 full bathrooms — 2 on the main level, 1 on the upper level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Window treatments throughout; 12 total rooms; Fireplaces in living room, primary bedroom, and additional location (see remarks)
• Laundry & utility: Main-level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $289k.

Deal economics

• At list price, monthly cash flow is $134 ($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 $250k (13.5% below list).
• Recommended offer: $250k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.7% in Chester — 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 52/100 on livability (#344 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• 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: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $175k; list at $289k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $250,000 (13.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-38,340
• Equity at exit: $43,091

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-22,615
• Equity at exit: $24,987

Cash invested: $80,920 (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 29706

• Home prices YoY: -11.9%
• Active inventory: 191
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $134

Break-even live

Break-even rent $2,330

Max offer price $289,000

Occupancy floor 90%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Pinckney St Chester, SC	3.0	3.0	3816	$2,500	$0.66	2d	1	0.75mi

Listing history 35 events

1. 2026-06-18
   days on market $289,000 Active 34 DOM
2. 2026-06-17
   days on market $289,000 Active 33 DOM
3. 2026-06-16
   days on market $289,000 Active 32 DOM
4. 2026-06-15
   days on market $289,000 Active 31 DOM
5. 2026-06-13
   days on market $289,000 Active 29 DOM
6. 2026-06-09
   days on market $289,000 Active 25 DOM
7. 2026-06-08
   days on market $289,000 Active 24 DOM
8. 2026-06-07
   days on market $289,000 Active 23 DOM
9. 2026-06-04
   days on market $289,000 Active 20 DOM
10. 2026-06-03
    statusdays on market $289,000 Active 19 DOM
11. 2026-06-02
    days on market $289,000 Active Under Contract 18 DOM
12. 2026-06-01
    days on market $289,000 Active Under Contract 17 DOM
13. 2026-05-31
    days on market $289,000 Active Under Contract 16 DOM
14. 2026-05-19
    historical Active Under Contract
15. 2026-05-15
    listed $289,000 Active
16. 2025-11-07
    price $249,900
17. 2025-10-30
    price $259,900
18. 2025-10-30
    price $259,000
19. 2025-10-16
    price $269,000
20. 2025-07-19
    price $275,000
21. 2025-06-27
    status Active
22. 2025-06-21
    historical Active Under Contract
23. 2025-06-05
    listed $280,000 Active
24. 2025-05-22
    historical
25. 2020-06-05
    soldstatus $175,155 Closed 1011-char remark

    Show marketing remark (1011 chars)

    Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

26. 2020-06-05
    soldstatus $175,155

    Show marketing remark (1011 chars)

    Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

27. 2020-05-16
    price $175,155 1011-char remark

    Show marketing remark (1011 chars)

    Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

28. 2020-05-02
    historical Active Under Contract 1011-char remark

    Show marketing remark (1011 chars)

    Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

29. 2020-01-20
    price $169,900 1011-char remark

    Show marketing remark (1011 chars)

    Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

30. 2020-01-07
    listed $174,900 Active 1011-char remark

    Show marketing remark (1011 chars)

    Step Back In Time In This Beautiful Victorian Home with A Lovely Wraparound Front Porch! The Sellers Have Spent Several Years Re-Conditioning this Lovely Home to Period Correct Condition with Modern Conveniences. Home is Currently 4BR, 2BA; could be Easily Converted To a 6BR, 4BA Home. Recently Updated Electric, Plumbing, and Regularly Serviced HVAC System with Separate Units for Upstairs & Down. The Downstairs Unit is a Commercial Grade Gas Pack. The Main Floor Features a Lovely Entryway, Foyer, Master Bedroom, Full Bath, Beautiful Living & Dining Rooms, Gorgeous Music Room, Eat-in Kitchen, and Laundry Room. The Second Floor Offers (3) Bed Rooms, a Full Bath, Second Formal Living Room, and a Balcony Overlooking the Front Yard! The Home also Features Beautiful Hardwood Floors throughout, Beadboard Ceilings, and (8) Wood Burning Fireplaces. All Windows have Been Sealed, Glazed & Caulked. The Sellers Plan to Leave Additional Items to Include a Full View Back Porch Door & More.

31. 2015-10-29
    soldstatus $46,500 Closed
32. 2015-10-28
    soldstatus $46,500
33. 2015-08-31
    historical Under Contract - Show
34. 2015-05-29
    listed $49,000 Active
35. 2006-04-13
    soldstatus $170,000

ⓘ 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: $2,458 · $205/mo
• Projected year-2 tax: $2,458 · $205/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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$16,188
• − Property taxes: −$2,458
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,407
• Taxable loss: −$3,299
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $2,402/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: 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 — Chester

• Score: 52/100
• State rank: #344
• US rank: #24754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, SC
• Population (ZIP): 19,181

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: Majority White (53%)
• Race & ethnicity: White 53% Black 41% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 4% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• 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: ▼ -35.18%
• Current HPI: 259.4461
• 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

+70.0% since first listed

22 events — show timeline

• 2026-05-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-05-15 Listed $289,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $259,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $259,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $269,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-19 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-27 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-06-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-06-05 Listed $280,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-22 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2020-06-05 Sold (Public Records) $175,155 Public Records
• 2020-06-05 Sold (MLS) $175,155 CANOPYMLS as Distributed by MLS Grid
• 2020-05-16 Price Changed $175,155 CANOPYMLS as Distributed by MLS Grid
• 2020-05-02 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-01-20 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2020-01-07 Listed $174,900 CANOPYMLS as Distributed by MLS Grid
• 2015-10-29 Sold (MLS) $46,500 CANOPYMLS as Distributed by MLS Grid
• 2015-10-28 Sold (Public Records) $46,500 Public Records
• 2015-08-31 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-05-29 Listed $49,000 CANOPYMLS as Distributed by MLS Grid
• 2006-04-13 Sold (Public Records) $170,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,458 · +3.1% YoY. Source: county tax records.