132 Greenvale Dr · Lexington, SC 29072

$224,900

3 bd · 2.0 ba · 1,531 sqft · SingleFamily public records · 6 Days on market

Built 2003 6,969 sqft lot Est $230k · at est. $15/mo HOA · 1% 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 +11.5/30.0
• ARV discount +8.4/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to this spacious 3-bedroom, 2.5-bathroom home featuring designed finishes and a thoughtfully planneded layout ideal for comfortable living. The spacious kitchen gives ample room for cooking and gathering, while the large kitchen island overlooks the living and dining areas—creating a seamless flow perfect for entertaining and everyday living. The primary bedroom provides a relaxing retreat with an ensuite bathroom, while the additional bedrooms gives flexibility for family, guests, or a home office. A dedicated laundry area adds convenience, and the attached garage provides protected parking and additional storage space. Step out

Key facts

• Large kitchen island
• Screened-in porch
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• LARGE KITCHEN ISLAND
• ENSUITE BATHROOM
• DEDICATED LAUNDRY AREA
• SCREENED-IN PORCH
• BACKYARD

Property features AI

Finance

• HOA & community: Community association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Other exterior finish; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Central cooling; Heat pump on first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-75 ($-901/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (13.1% below list).
• Recommended offer: $195k (13.1% 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; 2 comparable units currently listed for rent nearby; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $195,497 (13.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $229,650
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Hollingsworth Ln	0.53mi	3/2.0	1,505 (-2%)	7mo	$225,000	$150	67

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-40,702
• Equity at exit: $33,533

10-year hold

• IRR: -10.1%
• Equity multiple: 0.37×
• Total profit: $-39,447
• Equity at exit: $19,445

Cash invested: $62,972 (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: 694
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$331 /mo · $3,977/yr
• Insurance: −$94
• HOA: −$15
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-75

Break-even live

Break-even rent $2,050

Max offer price $211,638

Occupancy floor 99%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	1.42mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	21d	1	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 7 events

1. 2026-05-20
   listed $224,900 Active
2. 2022-12-21
   historical
3. 2018-10-26
   soldstatus $4,303,384
4. 2013-06-17
   soldstatus $119,000
5. 2007-11-02
   soldstatus $137,000
6. 2007-10-29
   soldstatus $137,000
7. 2003-12-18
   soldstatus $18,000

ⓘ 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: $3,977 · $331/mo
• Projected year-2 tax: $3,977 · $331/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 6/10 Major 7 d/yr ≥107°F today · 16 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: $23,460
• − Mortgage interest: −$12,598
• − Property taxes: −$3,977
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$180
• − Depreciation: −$6,543
• Taxable loss: −$4,716
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $231/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

+1149.4% since first listed

7 events — show timeline

• 2026-05-20 Listed $224,900 Consolidated MLS
• 2022-12-21 Rental Removed — RENT.
• 2018-10-26 Sold (Public Records) $4,303,384 Public Records
• 2013-06-17 Sold (Public Records) $119,000 Public Records
• 2007-11-02 Sold (Public Records) $137,000 Public Records
• 2007-10-29 Sold (Public Records) $137,000 Public Records
• 2003-12-18 Sold (Public Records) $18,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $3,977 · +0.9% YoY. Source: county tax records.