1212 Nazareth Rd · Red Bank, SC 29073

$270,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 6 Days on market

Built 1980 0.95 ac lot Est $346k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1212 Nazareth Rd—where space, character, and functionality come together on nearly an acre of land. Built in 1980, this 4-bedroom, 2-bath home offers a versatile layout perfect for everyday living and entertaining. All appliances will convey with the property. Improvements to the home: Well pump & pressure tank replaced 2023, Roof replaced 2017, HVAC replaced 2019, Water heater replaced 2021The main floor features a spacious primary suite complete with a beautifully updated private bathroom showcasing floor-to-ceiling tile, a double vanity, and a spa-like feel. A stunning double-sided fireplace connects the primary suite to the living room, creating a warm and invitin

Key facts

• Hvac replaced
• Well pump replaced
• Roof replaced

Tags

• NEARLY AN ACRE OF LAND
• WELL PUMP REPLACED
• ROOF REPLACED
• HVAC REPLACED
• WATER HEATER REPLACED
• UPDATED PRIVATE BATHROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Other exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level; Bedroom 4 on the second level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace
• Laundry & utility: Washer/Dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (32.9% below list).
• Recommended offer: $181k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#121 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment C-, crime D+, amenities 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: Carolina Springs Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 850 students, 41% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 564 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $212k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $181,147 (32.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $345,744
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Buck Corley Ct	0.48mi	4/2.0 (+1)	1,900 (+8%)	14mo	$237,000	$125	48
182 Cornerstone Ln	0.66mi	3/2.0	1,556 (-12%)	8mo	$305,000	$196	43

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.25×
• Total profit: $-56,349
• Equity at exit: $40,258

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-64,365
• Equity at exit: $23,345

Cash invested: $75,600 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 564
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-203

Break-even live

Break-even rent $2,068

Max offer price $234,163

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-126	+0% $-203	+5% $-279	+10% $-356
Rent	-10% $-346	-5% $-274	+0% $-203	+5% $-131	+10% $-60
Rate	-1.0pp $-67	-0.5pp $-134	base $-203	+0.5pp $-273	+1.0pp $-344

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-02
   status Pending
2. 2026-04-27
   listed $270,000 Active
3. 2022-02-09
   soldstatus $212,000
4. 2021-11-24
   historical
5. 2021-11-17
   price $209,900
6. 2021-11-15
   status Active
7. 2021-11-02
   historical
8. 2021-10-28
   status Active
9. 2021-10-27
   historical
10. 2021-10-26
    listed $219,900 Active
11. 2014-12-31
    soldstatus $106,000
12. 2004-06-04
    soldstatus $119,500
13. 1994-05-01
    soldstatus $74,500
14. 1991-06-01
    soldstatus $66,000

ⓘ 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: $1,266 · $106/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$273/yr (+$23/mo · 21.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $21,738
• − Mortgage interest: −$15,124
• − Property taxes: −$1,266
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$7,855
• Taxable loss: −$7,335
• Est. tax savings @ 24.0%: +$1,760
• After-tax cash flow: $-674/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 — Red Bank

• Score: 66/100
• State rank: #121
• US rank: #11985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bank, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• 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

+309.1% since first listed

14 events — show timeline

• 2026-05-02 Pending — Consolidated MLS
• 2026-04-27 Listed $270,000 Consolidated MLS
• 2022-02-09 Sold (Public Records) $212,000 Public Records
• 2021-11-24 Delisted — Consolidated MLS
• 2021-11-17 Price Changed $209,900 Consolidated MLS
• 2021-11-15 Relisted — Consolidated MLS
• 2021-11-02 Delisted — Consolidated MLS
• 2021-10-28 Relisted — Consolidated MLS
• 2021-10-27 Delisted — Consolidated MLS
• 2021-10-26 Listed $219,900 Consolidated MLS
• 2014-12-31 Sold (Public Records) $106,000 Public Records
• 2004-06-04 Sold (Public Records) $119,500 Public Records
• 1994-05-01 Sold (Public Records) $74,500 Public Records
• 1991-06-01 Sold (Public Records) $66,000 Public Records

Property tax history

-9.3%/yr

Latest (2024): $1,266 · +4.4% YoY. Source: county tax records.