1241 Marble Psge · Richburg, SC 29729

$304,900

3 bd · 3.5 ba · 1,739 sqft · SingleFamily · 106 Days on market

Built 2026 Good condition 7,927 sqft lot $70/mo HOA · 2% of rent ↓ 5% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to this beautiful new construction home featuring 3 bedrooms, 2.5 baths, and 1,738 square feet of thoughtfully designed living space. The primary suite is conveniently located on the main level, along with the laundry room for added everyday convenience. The open-concept kitchen overlooks the main living area and features granite countertops, subway tile backsplash, and ample cabinetry—perfect for entertaining or daily living. Upstairs offers additional bedrooms and flexible space for family or guests. Enjoy living in a community that offers a future pool amenity and generous spacing between homes, providing both comfort and privacy. A wonderful opportunity to own a stylish, l

Key facts

• Open-concept kitchen
• Laundry room
• Primary suite

Tags

• NEW CONSTRUCTION HOME
• PRIMARY SUITE
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Mandatory HOA (Kuester); HOA dues $840 annually

Exterior

• Parking: Attached garage; Driveway; 2-car garage (main level)
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; Two levels; Site-built construction; New construction (completed)
• Construction: Fiber cement exterior; Slab foundation
• Exterior features: Concrete and paved roads; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (1 on the main level, 2 on the upper level)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Ceiling fans for cooling
• Interior features: 9 total rooms; Fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $290k (4.9% below list).
• Recommended offer: $277k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.3% in Richburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#182 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, 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.
• Zoned schools: Lewisville Elementary (math 47% / reading 42%, grade F, #226 of 597 statewide, top 40%, 510 students, 100% FRL); Lewisville High (math 44% / reading 87%, grade B, #83 of 196 statewide, top 43%, 416 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 28% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Chester 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 83 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 0.95% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.51×
• Total profit: $43,965
• Equity at exit: $136,983

10-year hold

• IRR: 11.5%
• Equity multiple: 2.72×
• Total profit: $146,642
• Equity at exit: $211,019

Cash invested: $85,372 (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 29729

• Home prices YoY: 1.4%
• Active inventory: 83
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$70
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $114

Break-even live

Break-even rent $2,756

Max offer price $304,900

Occupancy floor 91%

Sensitivity live

Price	-10% $325	-5% $219	+0% $114	+5% $9	+10% $-97
Rent	-10% $-115	-5% $-1	+0% $114	+5% $228	+10% $343
Rate	-1.0pp $267	-0.5pp $191	base $114	+0.5pp $35	+1.0pp $-45

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-21
   days on market $304,900 Active 106 DOM
2. 2026-06-18
   days on market $304,900 Active 103 DOM
3. 2026-06-17
   days on market $304,900 Active 102 DOM
4. 2026-06-16
   days on market $304,900 Active 101 DOM
5. 2026-06-15
   days on market $304,900 Active 100 DOM
6. 2026-06-13
   days on market $304,900 Active 98 DOM
7. 2026-06-09
   days on market $304,900 Active 94 DOM
8. 2026-06-08
   days on market $304,900 Active 93 DOM
9. 2026-06-07
   days on market $304,900 Active 92 DOM
10. 2026-06-04
    days on market $304,900 Active 89 DOM
11. 2026-06-03
    days on market $304,900 Active 88 DOM
12. 2026-06-02
    days on market $304,900 Active 87 DOM
13. 2026-06-01
    days on market $304,900 Active 86 DOM
14. 2026-05-31
    days on market $304,900 Active 85 DOM
15. 2026-05-07
    price $304,900
16. 2026-04-30
    price $309,900
17. 2026-03-07
    listed $319,900 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: $34,800
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$840
• − Depreciation: −$8,870
• Taxable loss: −$3,655
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $2,244/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab

This new construction home is in excellent condition with a good condition score of 80. It has a good rehab level of cosmetic and requires minimal repairs or maintenance. The highest-ROI updates that would raise its resale or rental value are painting the interior walls, updating the flooring, upgrading the kitchen appliances, and adding a deck or patio area.

Value-add opportunities

• Resale Painting the interior walls and updating the flooring to hardwood or tile. — Updating the interior will make the home more appealing to potential buyers.
• Resale Upgrading the kitchen appliances and adding a backsplash. — Upgrading the kitchen will make it more functional and attractive to potential buyers.
• Rental Adding a deck or patio area. — Adding outdoor living space will increase the rental value and appeal to tenants looking for a home with outdoor amenities.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls and updating the flooring to hardwood or tile. — Updating the interior will make the home more appealing to potential buyers. ↑
• Resale Upgrading the kitchen appliances and adding a backsplash. — Upgrading the kitchen will make it more functional and attractive to potential buyers. ↑
• Rental Adding a deck or patio area. — Adding outdoor living space will increase the rental value and appeal to tenants looking for a home with outdoor amenities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Richburg

• Score: 63/100
• State rank: #182
• US rank: #15927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,313

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 26% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Danish 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Guatemala
• 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: ▲ 2.99%
• Current HPI: 210.6518
• 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

-4.7% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $304,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $309,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-07 Listed $319,900 CANOPYMLS as Distributed by MLS Grid