223 Hermitage Rd · Lexington, SC 29072

$259,900

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 49 Days on market

Built 1986 0.41 ac 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated home featuring a fresh, modern interior and a highly livable layout. New LVP flooring and fresh interior paint create a bright, cohesive feel, complemented by updated light fixtures throughout. The kitchen has been thoughtfully upgraded with new quartz countertops and a full suite of new appliances, including a range, microwave, and dishwasher, offering both style and functionality. New carpet adds comfort in the bedrooms, while refreshed bathrooms provide a clean, updated look. A new HVAC system adds year-round efficiency and peace of mind. The open living spaces are filled with natural light, creating an inviting atmosphere for both relaxing and entertaining, while the

Key facts

• Open living spaces
• Quartz countertops
• New appliances

Tags

• UPDATED LIGHT FIXTURES
• QUARTZ COUNTERTOPS
• NEW APPLIANCES
• NEW HVAC SYSTEM
• OPEN LIVING SPACES
• WELL-DESIGNED FLOOR PLAN

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Septic sewer
• Home design: Two-story home
• Construction: Fiber cement (Hardie Plank) exterior finish; Crawlspace foundation
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Painted cabinets; Luxury vinyl plank flooring; Dishwasher; Built-in microwave; Free-standing range
• Bedrooms: Master bedroom on main level with tub/shower and carpeted floors
• Flooring: Luxury vinyl plank; Carpet in bedroom(s)
• Bathrooms: Two full bathrooms (including one main full bath and one second full bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan; One fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $46 ($556/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 $199k (23.4% below list).
• Recommended offer: $199k (23.4% 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: Pleasant Hill Elementary (math 57% / reading 61%, grade B-, #93 of 597 statewide, top 16%, 898 students, 14% FRL); Pleasant Hill Middle (math 50% / reading 58%, grade B-, #27 of 229 statewide, top 12%, 748 students, 21% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 64% at this address vs 48% district-wide (+17 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); 714 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 49 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $260k implies a 300% gain — meaningful room to come down on a strong offer.

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 $199,191 (23.4% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-38,835
• Equity at exit: $38,752

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-28,658
• Equity at exit: $22,471

Cash invested: $72,772 (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: 714
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $46

Break-even live

Break-even rent $1,933

Max offer price $259,900

Occupancy floor 93%

Sensitivity live

Price	-10% $193	-5% $120	+0% $46	+5% $-27	+10% $-101
Rent	-10% $-111	-5% $-32	+0% $46	+5% $125	+10% $204
Rate	-1.0pp $177	-0.5pp $112	base $46	+0.5pp $-21	+1.0pp $-89

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	16d	1	0.67mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	16d	1	0.76mi
142 Jeremiah Rd Lexington, SC	3.0	2.0	2094	$2,133	$1.02	25d	1	0.79mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	23d	1	0.83mi
409 Hosea Ct Lexington, SC	3.0	2.5	1861	$2,095	$1.13	25d	1	0.85mi
421 Hosea Ct Lexington, SC	3.0	2.5	1861	$1,950	$1.05	5d	1	0.85mi

Listing history 3 events

1. 2026-04-07
   listed $259,900 Active
2. 1990-04-01
   soldstatus $64,900
3. 1988-10-01
   soldstatus $72,250

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$809/yr (+$67/mo · 120.4%)

ⓘ 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 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: $23,903
• − Mortgage interest: −$14,558
• − Property taxes: −$672
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$7,561
• Taxable loss: −$4,012
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $1,519/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

+259.7% since first listed

3 events — show timeline

• 2026-04-07 Listed $259,900 Consolidated MLS
• 1990-04-01 Sold (Public Records) $64,900 Public Records
• 1988-10-01 Sold (Public Records) $72,250 Public Records

Property tax history

-11.5%/yr

Latest (2024): $672 · -79.7% YoY. Source: county tax records.