305 Cutter Ct · Chapin, SC 29036

$274,900

4 bd · 2.5 ba · 1,844 sqft · SingleFamily public records · 3 Days on market

Built 2005 10,454 sqft 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

305 Cutter Ct is the kind of home that gives you space, convenience, and a little extra breathing room without the restrictions of an HOA. Tucked away on a quiet court in Chapin, this 4 bedroom, 2.5 bath home features a practical layout with all bedrooms upstairs, keeping the main level open for everyday living, gathering, and entertaining. Inside, the home has been recently painted, giving it a fresh, move-in ready feel. The kitchen features a new tile backsplash that adds a clean, updated touch, while the main living areas provide comfortable space to spread out. Upstairs, you’ll find all four bedrooms, including the primary suite, along with additional bedrooms that can easily func

Key facts

• New tile backsplash
• Large backyard
• 0.24 acre lot

Tags

• NEW TILE BACKSPLASH
• LARGE BACKYARD
• CONVENIENT CHAPIN LOCATION

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story house
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Formica countertops; Laminate flooring in kitchen; Tiled backsplash
• Bedrooms: Master bedroom on second floor with private bath and private closet (carpeted); Three additional bedrooms on second floor with shared baths and private closets (carpeted)
• Flooring: Carpet; Laminate (kitchen)
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary baths
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth surface range; Carpeted living areas
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $271 ($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 $272k (1.0% below list).
• Recommended offer: $272k (1.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#133 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities 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: 434 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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, 56% 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 $272,122 (1.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.4

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-27,243
• Equity at exit: $40,988

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,366
• Equity at exit: $23,768

Cash invested: $76,972 (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 29036

• Active inventory: 434
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,721 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$322 /mo · $3,869/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $271

Break-even live

Break-even rent $2,378

Max offer price $274,900

Occupancy floor 85%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	2d	1	0.06mi
147 Ventnor Ave Chapin, SC	4.0	3.0	2384	$2,400	$1.01	23d	1	0.72mi
147 Ventnor Ave Chapin, SC	4.0	3.0	2384	$2,400	$1.01	14d	1	0.72mi
164 Pacific Ave Chapin, SC	3.0	2.5	2364	$2,149	$0.91	11d	1	0.89mi

Listing history 22 events

1. 2026-06-18
   days on market $274,900 Active 3 DOM
2. 2026-06-17
   days on market $274,900 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $274,900 Active 1 DOM
4. 2026-06-14
   days on market $275,900 Active 30 DOM
5. 2026-06-13
   days on market $275,900 Active 29 DOM
6. 2026-06-10
   days on market $275,900 Active 27 DOM
7. 2026-06-09
   days on market $275,900 Active 26 DOM
8. 2026-06-08
   days on market $275,900 Active 25 DOM
9. 2026-06-07
   days on market $275,900 Active 24 DOM
10. 2026-06-03
    days on market $275,900 Active 20 DOM
11. 2026-06-03
    days on market $275,900 Active 19 DOM
12. 2026-06-01
    days on market $275,900 Active 18 DOM
13. 2026-05-31
    days on market $275,900 Active 17 DOM
14. 2026-05-14
    listed $275,900 Active
15. 2024-05-22
    soldstatus $245,000
16. 2024-04-05
    status Pending
17. 2024-03-24
    price $245,000
18. 2024-02-23
    listed $255,000 Active
19. 2018-09-12
    soldstatus $148,000
20. 2006-07-31
    soldstatus $144,900
21. 2005-05-02
    soldstatus $15,000
22. 2004-01-22
    soldstatus $52,000

ⓘ 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: $3,869 · $322/mo
• Projected year-2 tax: $3,869 · $322/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $32,655
• − Mortgage interest: −$15,399
• − Property taxes: −$3,869
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − Depreciation: −$7,997
• Taxable loss: −$1,209
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $3,545/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 — Chapin

• Score: 65/100
• State rank: #133
• US rank: #12994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 26,620
• 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

+430.6% since first listed

9 events — show timeline

• 2026-05-14 Listed $275,900 Consolidated MLS
• 2024-05-22 Sold (Public Records) $245,000 Public Records
• 2024-04-05 Pending — Consolidated MLS
• 2024-03-24 Price Changed $245,000 Consolidated MLS
• 2024-02-23 Listed $255,000 Consolidated MLS
• 2018-09-12 Sold (Public Records) $148,000 Public Records
• 2006-07-31 Sold (Public Records) $144,900 Public Records
• 2005-05-02 Sold (Public Records) $15,000 Public Records
• 2004-01-22 Sold (Public Records) $52,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $3,869 · +0.2% YoY. Source: county tax records.