265 Farming Creek Way · Lexington, SC 29072

$299,900

4 bd · 2.5 ba · 2,161 sqft · SingleFamily public records · 31 Days on market

Built 2004 9,147 sqft lot Est $331k · 9% under $34/mo HOA · 2% of rent

---

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).

• ARV discount +11.7/15.0
• Cash flow +9.1/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home in the heart of Lexington! This beautiful, turn-key resale features 4 spacious bedrooms and 2.5 bathrooms spread across an open and inviting 2,161 heated square feet. Enjoy a seamless flow between the formal dining room, a cozy living room complete with a warm fireplace, and a spacious kitchen designed for effortless meal prep and entertaining. This home is one of only four properties on the water, perfectly situated on a manicured 0.21-acre lot within the highly desirable Farming Creek subdivision. This two-story home is equipped with a new AC unit and water heater, with the ideal blend of comfort and style. Zoned for Award-Winning Lexington 1 schools! The neighb

Key facts

• Community pool
• Turn-key resale
• Waterfront property

Tags

• TURN-KEY RESALE
• WATERFRONT PROPERTY
• MANICURED LOT
• COMMUNITY POOL
• CATCH AND RELEASE POND

Property features AI

Finance

• HOA & community: Community has an association

Exterior

• Parking: Attached 2-car garage (main level); Total 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home; Main-level garage entry
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Wood cabinets; Pantry; Granite and Formica countertops; Luxury vinyl plank flooring in kitchen; Dishwasher; Refrigerator; Microwave (above stove and built-in); Free‑standing smooth surface range
• Bedrooms: Primary suite on second floor with garden tub, private bath, separate shower and walk-in closet; Additional bedrooms on second floor with private closets and carpeted floors
• Flooring: Carpet in bedrooms; Hardwood floors in living and formal dining areas; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two secondary full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Fireplace; Heated space laundry / mud room; One fireplace
• Laundry & utility: Washer included; Laundry located on second floor; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (30.5% below list).
• Recommended offer: $208k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#8 in SC, #1,502 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: commute F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Murray Elementary (math 73% / reading 70%, grade A-, #32 of 597 statewide, top 5%, 901 students, 12% FRL); Pleasant Hill Middle (math 50% / reading 58%, grade B-, #27 of 229 statewide, top 12%, 748 students, 21% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 69% at this address vs 48% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Lexington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 714 active listings in the ZIP; solid renter incomes; 1,712 units permitted in Lexington 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.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($291k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $208,444 (30.5% 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 31 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.70% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $330,633
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Barn Plank Ct	0.15mi	4/2.5	2,066 (-4%)	5mo	$315,900	$153	82
112 Cregar Ct	0.20mi	4/2.5	2,160 (-0%)	19mo	$290,000	$134	75

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

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-62,807
• Equity at exit: $44,716

10-year hold

• IRR: -14.9%
• Equity multiple: 0.14×
• Total profit: $-71,866
• Equity at exit: $25,930

Cash invested: $83,972 (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 29072

• Rents YoY: 3.2%
• Active inventory: 714
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$125
• HOA: −$34
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-229

Break-even live

Break-even rent $2,375

Max offer price $259,393

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-144	+0% $-229	+5% $-314	+10% $-399
Rent	-10% $-394	-5% $-312	+0% $-229	+5% $-147	+10% $-65
Rate	-1.0pp $-78	-0.5pp $-153	base $-229	+0.5pp $-307	+1.0pp $-386

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-22
   days on market $299,900 Active 31 DOM
2. 2026-06-18
   price $299,900 Active 28 DOM
3. 2026-06-18
   days on market $305,000 Active 28 DOM
4. 2026-06-17
   days on market $305,000 Active 27 DOM
5. 2026-06-16
   days on market $305,000 Active 26 DOM
6. 2026-06-15
   days on market $305,000 Active 25 DOM
7. 2026-06-14
   days on market $305,000 Active 23 DOM
8. 2026-06-10
   days on market $305,000 Active 20 DOM
9. 2026-06-09
   days on market $305,000 Active 19 DOM
10. 2026-06-08
    days on market $305,000 Active 18 DOM
11. 2026-06-07
    pricedays on market $305,000 Active 17 DOM
12. 2026-06-03
    days on market $310,000 Active 13 DOM
13. 2026-06-03
    days on market $310,000 Active 12 DOM
14. 2026-06-02
    days on market $310,000 Active 11 DOM
15. 2026-05-31
    days on market $310,000 Active 10 DOM
16. 2026-05-21
    listed $310,000 Active
17. 2023-06-05
    soldstatus $290,000
18. 2023-05-19
    status Pending
19. 2023-05-05
    historical Active - Contingent
20. 2023-04-04
    listed $285,000 Active
21. 2001-07-19
    soldstatus $152,000

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/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 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $25,013
• − Mortgage interest: −$16,799
• − Property taxes: −$1,732
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − HOA: −$408
• − Depreciation: −$8,724
• Taxable loss: −$8,152
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $-795/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Lexington

• Score: 81/100
• State rank: #8
• US rank: #1502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 122,563
• Metro: Columbia, SC
• Population (ZIP): 69,407
• Household income: $106,382
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 858.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.53%
• Current HPI: 212.3235
• Rent YoY: ▲ 3.23%
• 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

+103.9% since first listed

6 events — show timeline

• 2026-05-21 Listed $310,000 Consolidated MLS
• 2023-06-05 Sold (Public Records) $290,000 Public Records
• 2023-05-19 Pending — Consolidated MLS
• 2023-05-05 Contingent — Consolidated MLS
• 2023-04-04 Listed $285,000 Consolidated MLS
• 2001-07-19 Sold (Public Records) $152,000 Public Records

Property tax history

-5.7%/yr

Latest (2024): $1,732 · +63.7% YoY. Source: county tax records.