420 Bush Clover Way W · Summit, SC 29070

$300,000

3 bd · 2.0 ba · 1,678 sqft · SingleFamily public records · 2 Days on market

Built 2019 0.66 ac lot Est $376k · 20% under $18/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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0

Listing remarks

Step outside and feel it. Space, privacy, & a backyard that actually gives you room to live. Mornings here start slow with coffee on the covered porch, overlooking a wide, flat yard that backs to a peaceful pond. No tight neighbors. No noise. This * move-in ready * home has been * well-maintained * & offers the kind of everyday ease families are searching for. Clean, cared for, & ready from day one. Inside, the * open floor plan * connects the kitchen, dining, & living areas, creating a natural flow for both daily living and entertaining. The kitchen sits at the center with generous counter space & bar seating, making it the hub for everything from quick bre

Key facts

• Covered porch
• Open floor plan
• Wide flat yard

Tags

• COVERED PORCH
• WIDE FLAT YARD
• BACKS TO POND
• OPEN FLOOR PLAN
• GENEROUS COUNTER SPACE
• DETACHED WORKSHOP WITH POWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (38.3% below list).
• Recommended offer: $185k (38.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#145 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, 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: Gilbert High (math 37% / reading 83%, grade C+, #109 of 196 statewide, top 55%, 1,118 students, 38% FRL).
• Zoned-school proficiency averages 60% at this address vs 48% district-wide (+12 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: 167 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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, 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 $185,028 (38.3% 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 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?
5. 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?
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: 0.62% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $375,872
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Switch Grass Dr	0.09mi	4/2.5 (+1)	1,775 (+6%)	4mo	$275,000	$155	76
250 Dixieland Trl	0.49mi	3/2.0	1,471 (-12%)	4mo	$330,000	$224	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.65×
• Total profit: $138,667
• Equity at exit: $270,264

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $427,485
• Equity at exit: $582,834

Cash invested: $84,000 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 167
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$125
• HOA: −$18
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-386

Break-even live

Break-even rent $2,339

Max offer price $231,739

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-301	+0% $-386	+5% $-471	+10% $-556
Rent	-10% $-533	-5% $-459	+0% $-386	+5% $-313	+10% $-240
Rate	-1.0pp $-235	-0.5pp $-310	base $-386	+0.5pp $-464	+1.0pp $-543

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 7 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   listed $300,000 Active
3. 2023-09-19
   soldstatus $265,000
4. 2020-01-15
   historical
5. 2020-01-10
   historical Active - Contingent
6. 2019-12-11
   listed $183,900 Active
7. 2019-09-13
   soldstatus $120,000

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$127/yr (+$11/mo · 8.0%)

ⓘ 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 ≥106°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,203
• − Mortgage interest: −$16,805
• − Property taxes: −$1,583
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$216
• − Depreciation: −$8,727
• Taxable loss: −$10,180
• Est. tax savings @ 24.0%: +$2,443
• After-tax cash flow: $-2,194/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 — Summit

• Score: 65/100
• State rank: #145
• US rank: #13523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,528

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 (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% 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: ▲ 13.72%
• Current HPI: 439.77
• Rent YoY: —
• Metro: —
• 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

+150.0% since first listed

7 events — show timeline

• 2026-04-25 Pending — Consolidated MLS
• 2026-04-23 Listed $300,000 Consolidated MLS
• 2023-09-19 Sold (Public Records) $265,000 Public Records
• 2020-01-15 Delisted — Consolidated MLS
• 2020-01-10 Contingent — Consolidated MLS
• 2019-12-11 Listed $183,900 Consolidated MLS
• 2019-09-13 Sold (Public Records) $120,000 Public Records

Property tax history

+71.4%/yr

Latest (2024): $1,583 · +50.2% YoY. Source: county tax records.