118 Pacific Ave · Chapin, SC 29036

$260,000

3 bd · 2.5 ba · 1,835 sqft · SingleFamily public records · 58 Days on market

Built 2017 6,534 sqft lot $36/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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideally located in the heart of Chapin, 118 Pacific Avenue features convenient access to downtown Chapin’s local shops and restaurants, the beautiful shores and marinas of Lake Murray, and quick access to I-26 for an easy commute to Columbia all while enjoying the charm of small-town living. Here you’ll find a beautifully designed 3 bedroom, 2.5 bath residence with just under 2,000 square feet of thoughtfully crafted living space! From the moment you step inside, you’ll love the airy open floor plan, soaring ceilings, and gorgeous engineered hardwood floors that flow throughout the main level. The spacious living room features custom built-ins and a cozy gas fireplace, cre

Key facts

• Cozy gas fireplace
• Airy open floor plan
• Quick access to i-26

Tags

• CONVENIENT ACCESS TO DOWNTOWN
• QUICK ACCESS TO I-26
• AIRY OPEN FLOOR PLAN
• CUSTOM BUILT-INS
• COZY GAS FIREPLACE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association (coverage includes common area maintenance and green areas)

Exterior

• Parking: Attached garage (main level) with two garage spaces and two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story house facing southeast
• Construction: Stone and vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Patio; Sprinkler system; Full gutters; Privacy wood fence in rear

Interior

• Kitchen: Eat-in kitchen with island and bar; Pantry; Granite countertops and granite backsplash; Stained wood cabinets; Recessed lighting; Dishwasher; Microwave (above stove); Disposal
• Bedrooms: Master bedroom on second floor with balcony/deck, double vanity, garden tub, private bath, separate shower, walk-in closet, ceiling fan, private closet, separate water closet, carpet and vinyl flooring; Second bedroom on second floor with shared bath, tub/shower, private closet, carpet flooring; Third bedroom on second floor with shared bath, tub/shower, private closet, carpet flooring
• Flooring: Engineered hardwood in living areas and formal dining; Carpet in bedrooms; Vinyl in master bedroom
• Bathrooms: Two full bathrooms; One partial bathroom; One half bath
• Heating & cooling: Central heating; Central cooling with split system
• Interior features: Attic storage with pull-down access; Garage opener; Smoke detector; Gas log (natural) fireplace; Built-in gas range
• Laundry & utility: Laundry in closet (heated space) on second floor; Tankless gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $257 ($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 $238k (8.4% below list).
• Recommended offer: $238k (8.4% 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 Middle (math 50% / reading 57%, grade C+, #29 of 229 statewide, top 13%, 991 students, 27% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 54% FRL vs 27% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 64% at this address vs 51% district-wide (+13 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; 6 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).

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 58 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $238,194 (8.4% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.1

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: 0.64×
• Total profit: $-25,855
• Equity at exit: $38,767

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,750
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$108
• HOA: −$36
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $257

Break-even live

Break-even rent $2,057

Max offer price $260,000

Occupancy floor 84%

Sensitivity live

Price	-10% $404	-5% $330	+0% $257	+5% $183	+10% $109
Rent	-10% $68	-5% $163	+0% $257	+5% $351	+10% $445
Rate	-1.0pp $388	-0.5pp $323	base $257	+0.5pp $189	+1.0pp $121

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Pacific Ave Chapin, SC	3.0	2.5	2364	$2,149	$0.91	13d	1	0.12mi
147 Ventnor Ave Chapin, SC	4.0	3.0	2384	$2,400	$1.01	25d	1	0.44mi
147 Ventnor Ave Chapin, SC	4.0	3.0	2384	$2,400	$1.01	16d	1	0.44mi
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	4d	1	0.95mi
305 Clark St Chapin, SC	3.0	2.0	1650	$1,750	$1.06	5d	1	1.18mi
206 Columbia Ave Chapin, SC	3.0	2.0	1435	$1,625	$1.13	5d	1	1.33mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: gas

Listing history 25 events

1. 2026-06-21
   days on market $260,000 Active 58 DOM
2. 2026-06-18
   days on market $260,000 Active 55 DOM
3. 2026-06-17
   days on market $260,000 Active 54 DOM
4. 2026-06-16
   days on market $260,000 Active 53 DOM
5. 2026-06-15
   days on market $260,000 Active 52 DOM
6. 2026-06-14
   days on market $260,000 Active 50 DOM
7. 2026-06-13
   days on market $260,000 Active 49 DOM
8. 2026-06-10
   days on market $260,000 Active 47 DOM
9. 2026-06-09
   days on market $260,000 Active 46 DOM
10. 2026-06-08
    days on market $260,000 Active 45 DOM
11. 2026-06-07
    days on market $260,000 Active 44 DOM
12. 2026-06-03
    days on market $260,000 Active 40 DOM
13. 2026-06-03
    days on market $260,000 Active 39 DOM
14. 2026-06-01
    days on market $260,000 Active 38 DOM
15. 2026-05-31
    days on market $260,000 Active 37 DOM
16. 2026-05-22
    price $260,000
17. 2026-04-24
    listed $270,000 Active
18. 2026-02-27
    listed $275,000 Active
19. 2021-06-29
    soldstatus $230,000
20. 2021-05-20
    historical
21. 2021-05-18
    listed $227,900 Active
22. 2020-09-24
    soldstatus $193,000
23. 2020-08-11
    historical
24. 2020-08-01
    price $196,000
25. 2020-07-16
    listed $199,000 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: $1,408 · $117/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$74/yr (+$6/mo · 5.3%)

ⓘ 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 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: $28,583
• − Mortgage interest: −$14,564
• − Property taxes: −$1,408
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − HOA: −$432
• − Depreciation: −$7,564
• Taxable loss: −$1,257
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $3,381/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

+30.7% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $260,000 Consolidated MLS
• 2026-04-24 Listed $270,000 Consolidated MLS
• 2026-02-27 Listed $275,000 Consolidated MLS
• 2021-06-29 Sold (Public Records) $230,000 Public Records
• 2021-05-20 Delisted — Consolidated MLS
• 2021-05-18 Listed $227,900 Consolidated MLS
• 2020-09-24 Sold (Public Records) $193,000 Public Records
• 2020-08-11 Delisted — Consolidated MLS
• 2020-08-01 Price Changed $196,000 Consolidated MLS
• 2020-07-16 Listed $199,000 Consolidated MLS

Property tax history

+38.9%/yr

Latest (2024): $1,408 · +0.9% YoY. Source: county tax records.