312 Throne Ct · Lake Murray of Richland, SC 29036

$319,900

4 bd · 2.5 ba · 2,220 sqft · SingleFamily public records · 67 Days on market

Built 2022 0.42 ac lot $65/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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buyer defaulted - home appraised - no fault of the seller! Almost 1/2 acre of fenced-in natural beauty sets this Chapin home apart! Looking for space inside and out without breaking the bank?! Look no further! This like-new beautifully maintained home features fiber-cement siding, a long driveway and cul-de-sac living. Inside your new move-in ready home boasts a large living room, dining room and plenty of countertop and cabinet space for cooking or just ordering in every night :) Upstairs, the four generously sized bedrooms are perfect for a large family or multiple home offices! The owner's suite is luxurious with a closet big enough even for that special someone who suffers with a sh

Key facts

• Large living room
• Dining room
• Long driveway

Tags

• FIBER-CEMENT SIDING
• LONG DRIVEWAY
• CUL-DE-SAC LIVING
• LARGE LIVING ROOM
• DINING ROOM
• PLENTY OF COUNTERTOP SPACE

Property features AI

Finance

• Other: Community pool; Cable TV available
• HOA & community: Homeowners association present; Association amenities include clubhouse and pool

Exterior

• Parking: Attached garage with 2 spaces (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Fiber cement (Hardy Plank) exterior
• Construction: Slab foundation
• Exterior features: Automatic sprinkler system; Full gutters; Covered front porch; Uncovered back porch; Wood rear fencing

Interior

• Kitchen: Pantry; Granite countertops; Painted cabinets; Vinyl flooring in kitchen; Dishwasher; Microwave (above stove)
• Bedrooms: Master bedroom with double vanity, private bath and walk-in closet (second level); Bedroom 2 with carpet (second level); Bedroom 3 with carpet (second level); Bedroom 4 with carpet (second level)
• Flooring: Carpet in bedrooms; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary baths
• Heating & cooling: Central cooling; Gas heating (serving first level)
• Interior features: Garage opener; Smoke detector; Pull-down attic access; Gas log (natural) fireplace; Free-standing smooth-surface range; Recessed lighting
• Laundry & utility: Electric laundry located on second level; Laundry area in heated space; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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 $286k (10.5% below list).
• Recommended offer: $286k (10.5% 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: Chapin Elementary (math 53% / reading 51%, grade C-, #145 of 597 statewide, top 26%, 790 students, 34% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 69% at this address vs 51% district-wide (+18 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $2k of loan paydown is wiped out by about $10k 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 67 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $286,277 (10.5% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.3

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-36,835
• Equity at exit: $47,698

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-12,954
• Equity at exit: $27,659

Cash invested: $89,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$133
• HOA: −$65
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $237

Break-even live

Break-even rent $2,563

Max offer price $319,900

Occupancy floor 87%

Sensitivity live

Price	-10% $418	-5% $327	+0% $237	+5% $146	+10% $56
Rent	-10% $11	-5% $124	+0% $237	+5% $350	+10% $463
Rate	-1.0pp $398	-0.5pp $318	base $237	+0.5pp $154	+1.0pp $69

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 Willowood Pkwy Chapin, SC	4.0	2.0	2000	$2,760	$1.38	4d	1	0.95mi
40 Rustyred Ct Chapin, SC	4.0	2.5	2400	$2,450	$1.02	12d	1	1.39mi
222 Indian Creek Cir Chapin, SC	3.0	2.0	1500	$2,750	$1.83	24d	1	1.42mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 12 events

1. 2026-06-03
   statusdays on market $319,900 Pending 67 DOM
2. 2026-06-01
   days on market $319,900 Active - Contingent 66 DOM
3. 2026-05-31
   days on market $319,900 Active - Contingent 65 DOM
4. 2026-05-18
   historical Active - Contingent
5. 2026-05-02
   price $319,900
6. 2026-05-01
   status Active
7. 2026-03-11
   status Pending
8. 2026-02-21
   price $329,000
9. 2026-02-04
   listed $339,000 Active
10. 2021-11-16
    historical
11. 2021-11-12
    price $291,390
12. 2021-09-23
    listed $289,390 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: $1,788 · $149/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$35/yr (+$3/mo · 2.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,353
• − Mortgage interest: −$17,919
• − Property taxes: −$1,788
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$780
• − Depreciation: −$9,306
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $3,449/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 (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 (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 · 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: ▼ -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

+10.5% since first listed

9 events — show timeline

• 2026-05-18 Contingent — Consolidated MLS
• 2026-05-02 Price Changed $319,900 Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-03-11 Pending — Consolidated MLS
• 2026-02-21 Price Changed $329,000 Consolidated MLS
• 2026-02-04 Listed $339,000 Consolidated MLS
• 2021-11-16 Delisted — Consolidated MLS
• 2021-11-12 Price Changed $291,390 Consolidated MLS
• 2021-09-23 Listed $289,390 Consolidated MLS

Property tax history

+117.0%/yr

Latest (2024): $1,788 · +0.9% YoY. Source: county tax records.