1133 Old Hilton Rd · Lake Murray of Richland, SC 29036

$415,000

4 bd · 2.0 ba · 2,396 sqft · SingleFamily public records · 51 Days on market

Built 1979 1.52 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover endless possibilities at 1133 Old Hilton Road in Chapin, South Carolina. This 5 bedroom and 2 full bathroom property sits on 1.52 acres with a shared pond. Upstairs you have a large living area, eat in kitchen with stainless steel Samsung Appliances with access to the sun room with pond views. The lower level was converted to a game room with a pool table and has plenty of space to entertain. Down the hall is the separate laundry room, a full bathroom and 2 more additional bedrooms. Schedule your private tour today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Large living area
• Eat in kitchen
• Sun room

Tags

• LARGE LIVING AREA
• EAT IN KITCHEN
• STAINLESS STEEL APPLIANCES
• SUN ROOM
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Property sits on approximately 1.52 acres
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic system
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation on all sides; Paved road access

Interior

• Kitchen: Laminate counters; Wood-natural cabinets; Dishwasher; Microwave above stove; Built-in range
• Bedrooms: Master bedroom on main level with ceiling fan and laminate floors; Bedroom 2 on main level with ceiling fan and laminate floors; Bedroom 3 on main level with ceiling fan and laminate floors; Bedroom 4 on lower level with concrete floors; Bedroom 5 on lower level with concrete floors
• Flooring: Laminate flooring in main areas and several bedrooms; Concrete flooring in lower-level bedrooms
• Bathrooms: Two full bathrooms total (one full bath on main level and one full bath on lower level)
• Heating & cooling: Split system heating; Split system cooling
• Interior features: Fireplace (2 total); Ceiling fans in living room and bedrooms; Eat-in kitchen; Wood cabinets; Laminate flooring in main living areas; Laminate floors in master, bedroom 2, bedroom 3; Concrete floors in lower-level bedrooms
• Laundry & utility: Laundry/utility room in heated space on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $412k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (25.6% below list).
• Recommended offer: $309k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#102 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lake Murray Elementary (math 78% / reading 82%, grade A+, #4 of 597 statewide, top 1%, 809 students, 18% FRL); Chapin Middle (math 50% / reading 57%, grade C+, #29 of 229 statewide, top 13%, 991 students, 27% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 48% FRL vs 27% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 73% at this address vs 51% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 443 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 33% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.

Recommended offer $308,946 (25.6% 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 51 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.74% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 11.2

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-68,586
• Equity at exit: $61,878

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-62,016
• Equity at exit: $35,882

Cash invested: $116,200 (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 29036

• Active inventory: 443
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,089 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-18

Break-even live

Break-even rent $3,112

Max offer price $411,856

Occupancy floor 96%

Sensitivity live

Price	-10% $217	-5% $100	+0% $-18	+5% $-135	+10% $-253
Rent	-10% $-262	-5% $-140	+0% $-18	+5% $104	+10% $226
Rate	-1.0pp $191	-0.5pp $88	base $-18	+0.5pp $-125	+1.0pp $-235

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 Portrait Hill Dr Chapin, SC	4.0	2.5	2472	$2,695	$1.09	23d	1	1.09mi
563 Malachite Ln Chapin, SC	5.0	2.5	2686	$3,000	$1.12	4d	1	1.10mi

Listing history 16 events

1. 2026-06-21
   days on market $415,000 Active 51 DOM
2. 2026-06-18
   days on market $415,000 Active 48 DOM
3. 2026-06-17
   days on market $415,000 Active 47 DOM
4. 2026-06-16
   days on market $415,000 Active 46 DOM
5. 2026-06-15
   days on market $415,000 Active 45 DOM
6. 2026-06-14
   days on market $415,000 Active 43 DOM
7. 2026-06-13
   days on market $415,000 Active 42 DOM
8. 2026-06-10
   days on market $415,000 Active 40 DOM
9. 2026-06-09
   days on market $415,000 Active 39 DOM
10. 2026-06-08
    days on market $415,000 Active 38 DOM
11. 2026-06-07
    pricedays on market $415,000 Active 37 DOM
12. 2026-06-03
    days on market $420,000 Active 33 DOM
13. 2026-06-03
    days on market $420,000 Active 32 DOM
14. 2026-06-01
    days on market $420,000 Active 31 DOM
15. 2026-05-31
    days on market $420,000 Active 30 DOM
16. 2026-05-01
    listed $420,000 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: $1,311 · $109/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,054/yr (+$88/mo · 80.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $37,074
• − Mortgage interest: −$23,246
• − Property taxes: −$1,311
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$12,073
• Taxable loss: −$7,563
• Est. tax savings @ 24.0%: +$1,815
• After-tax cash flow: $1,602/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 of 80 in SC

Livability — Lake Murray of Richland

• Score: 67/100
• State rank: #102
• US rank: #10903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 179
• Metro: Columbia, SC
• Population (ZIP): 26,620
• Household income: $113,986
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Korean 1%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.76%
• Current HPI: 248.3807
• Rent YoY: —
• Metro: Columbia, SC
• 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

• 2026-05-01 Listed $420,000 Consolidated MLS

Property tax history

+16.3%/yr

Latest (2024): $1,311 · +12.6% YoY. Source: county tax records.