132 Grafton Ln · Lexington, SC 29072

$232,500

3 bd · 2.0 ba · 1,255 sqft · SingleFamily public records · 75 Days on market

Built 2002 6,098 sqft lot Est $237k · at est. $38/mo HOA · 2% of rent

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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 +16.1/30.0
• ARV discount +8.4/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 132 Grafton Ln, a residence designed for practical daily living and ease of use. The kitchen is outfitted with stainless steel appliances and features an accent backsplash. The primary bedroom provides a walk in closet for organized storage. A patio extends to a fenced in backyard, creating a defined outdoor area that supports regular use. This property supports functional living with its well-considered attributes. Included 100-Day Home Warranty with buyer activation Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Fenced in backyard
• Defined outdoor area
• Walk in closet

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• WALK IN CLOSET
• FENCED IN BACKYARD
• DEFINED OUTDOOR AREA

Property features AI

Finance

• HOA & community: Has association; Association amenities include a pool

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer; Other water (see remarks)
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl and other exterior finish; Dirt road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Gas heat (first level)
• Interior features: Central air conditioning; Gas heating on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $197k (15.4% below list).
• Recommended offer: $197k (15.4% 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: Rocky Creek Elementary (math 56% / reading 54%, grade C, #119 of 597 statewide, top 20%, 863 students, 18% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 68% at this address vs 48% district-wide (+20 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); 694 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 75 days — a 6% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,720 (15.4% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 15% 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 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: 0.85% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $237,195
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Elmhurst Ct	0.29mi	3/2.0	1,200 (-4%)	16mo	$227,000	$189	66

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,633
• Equity at exit: $34,667

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,368
• Equity at exit: $20,102

Cash invested: $65,100 (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: 694
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$97
• HOA: −$38
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $120

Break-even live

Break-even rent $1,815

Max offer price $232,500

Occupancy floor 89%

Sensitivity live

Price	-10% $252	-5% $186	+0% $120	+5% $54	+10% $-11
Rent	-10% $-35	-5% $43	+0% $120	+5% $198	+10% $276
Rate	-1.0pp $237	-0.5pp $179	base $120	+0.5pp $60	+1.0pp $-1

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	15d	1	1.16mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	22d	1	1.30mi
421 Hosea Ct Lexington, SC	3.0	2.5	1861	$1,950	$1.05	3d	1	1.38mi
409 Hosea Ct Lexington, SC	3.0	2.5	1861	$2,095	$1.13	24d	1	1.40mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	15d	1	1.40mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 24 events

1. 2026-06-18
   days on market $232,500 Active 75 DOM
2. 2026-06-17
   days on market $232,500 Active 74 DOM
3. 2026-06-16
   days on market $232,500 Active 73 DOM
4. 2026-06-15
   days on market $232,500 Active 72 DOM
5. 2026-06-14
   days on market $232,500 Active 70 DOM
6. 2026-06-10
   days on market $232,500 Active 67 DOM
7. 2026-06-09
   days on market $232,500 Active 66 DOM
8. 2026-06-08
   days on market $232,500 Active 65 DOM
9. 2026-06-07
   days on market $232,500 Active 64 DOM
10. 2026-06-03
    days on market $232,500 Active 60 DOM
11. 2026-06-03
    days on market $232,500 Active 59 DOM
12. 2026-06-02
    days on market $232,500 Active 58 DOM
13. 2026-05-31
    days on market $232,500 Active 57 DOM
14. 2026-05-07
    price $235,500
15. 2026-04-23
    price $238,000
16. 2026-04-04
    listed $245,000 Active
17. 2026-02-26
    soldstatus $226,600
18. 2019-10-15
    soldstatus $159,900
19. 2019-09-02
    historical
20. 2019-08-21
    listed $159,900 Active
21. 2016-01-21
    soldstatus $118,000
22. 2009-09-11
    soldstatus $135,000
23. 2005-02-03
    soldstatus $119,900
24. 2002-06-20
    soldstatus $20,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: +$369/yr (+$31/mo · 38.6%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,606
• − Mortgage interest: −$13,024
• − Property taxes: −$956
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$456
• − Depreciation: −$6,764
• Taxable loss: −$2,532
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $2,051/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

+1077.5% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $235,500 Consolidated MLS
• 2026-04-23 Price Changed $238,000 Consolidated MLS
• 2026-04-04 Listed $245,000 Consolidated MLS
• 2026-02-26 Sold (Public Records) $226,600 Public Records
• 2019-10-15 Sold (Public Records) $159,900 Public Records
• 2019-09-02 Delisted — Consolidated MLS
• 2019-08-21 Listed $159,900 Consolidated MLS
• 2016-01-21 Sold (Public Records) $118,000 Public Records
• 2009-09-11 Sold (Public Records) $135,000 Public Records
• 2005-02-03 Sold (Public Records) $119,900 Public Records
• 2002-06-20 Sold (Public Records) $20,000 Public Records

Property tax history

-9.3%/yr

Latest (2024): $956 · +4.4% YoY. Source: county tax records.