249 Allenbrooke Way · Lexington, SC 29072

$319,000

4 bd · 2.5 ba · 2,196 sqft · SingleFamily public records · 49 Days on market

Built 2008 4,791 sqft lot Est $336k · 5% under $50/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 +11.6/30.0
• ARV discount +9.8/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT!!! Welcome to this beautifully updated 4-bedroom, 2.5-bath home offering 2,253 square feet of great living space. Featuring a highly desirable floor plan with the primary suite on the main level and a versatile loft area upstairs, this home blends comfort and functionality. The interior showcases bamboo hardwood flooring throughout the living room, dining room, and entry, complemented by updated LVP flooring for durability in master. The kitchen is equipped with granite countertops, a newer dishwasher (2024), microwave (2023), and refrigerator (2021), along with a gas stove hookup available. The primary bathroom was remodeled in 2024, and additional updates include composi

Key facts

• Granite countertops
• 4,791 sq ft lot
• 2 garage spots

Tags

• PRIMARY SUITE ON MAIN LEVEL
• VERSATILE LOFT AREA UPSTAIRS
• BAMBOO HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• GAS STOVE HOOKUP AVAILABLE
• REMODELED PRIMARY BATHROOM

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Homeowners association with common area maintenance, playground, sidewalk maintenance, and green areas; Community pool and sidewalked neighborhood

Exterior

• Parking: Attached 2-car garage on the main level
• Utilities: Public water; Public sewer; Storm doors and thermopane windows
• Home design: Two-story single-family home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Rear deck and uncovered back porch; Sprinkler system; Partial brick above foundation and vinyl exterior; Rear wood fence

Interior

• Kitchen: Island with eat-in bar; Granite countertops and tiled backsplash; Stained wood cabinets; Pantry
• Bedrooms: Main-level primary suite with private bath, separate shower, walk-in closet, high ceilings, ceiling fan, and luxury vinyl plank flooring; Second-level bedroom with shared bath, walk-in closet, tub/shower, ceiling fan, and carpet; Second-level bedroom with shared bath, walk-in closet, tub/shower, ceiling fan, and carpet; Second-level bedroom with shared bath, walk-in closet, tub/shower, and ceiling fan
• Flooring: Hardwood floors in living and formal dining areas; Luxury vinyl plank in primary bedroom; Carpet in secondary bedrooms
• Bathrooms: Two full bathrooms; One main-level full bathroom; One main-level half bathroom; One second full bathroom; One partial bathroom
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Attic storage with pull-down access; Ceiling fans throughout; Garage opener; Smoke detector; One gas-log fireplace; Free-standing, self-cleaning smooth-surface range
• Laundry & utility: Heated laundry space located on the second level; Tankless and gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (24.6% below list).
• Recommended offer: $241k (24.6% 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: Meadow Glen Elementary (math 70% / reading 67%, grade B+, #41 of 597 statewide, top 7%, 810 students, 13% FRL); River Bluff High (math 54% / reading 93%, grade B+, #43 of 196 statewide, top 22%, 2,197 students, 19% FRL).
• Zoned-school proficiency averages 71% at this address vs 48% district-wide (+24 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 $10k 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 ($309k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $250k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,564 (24.6% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $335,988
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Ashmore Ln	0.12mi	3/2.5 (-1)	1,904 (-13%)	22mo	$292,000	$153	49

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: $-57,685
• Equity at exit: $47,564

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-56,611
• Equity at exit: $27,581

Cash invested: $89,320 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-101

Break-even live

Break-even rent $2,534

Max offer price $301,074

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Tolbert St Lexington, SC	4.0	3.0	2400	$2,430	$1.01	23d	1	0.08mi
110 Compass Ln Lexington, SC	3.0	2.0	1784	$1,981	$1.11	14d	1	1.01mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gas

Listing history 12 events

1. 2026-05-22
   status Pending
2. 2026-05-08
   historical Active - Contingent
3. 2026-04-18
   price $319,000
4. 2026-04-03
   listed $329,500 Active
5. 2021-07-30
   soldstatus $250,000
6. 2021-06-16
   historical
7. 2021-06-12
   status Active
8. 2021-05-28
   historical
9. 2021-05-27
   listed $244,000 Active
10. 2018-08-08
    soldstatus $206,900
11. 2018-06-07
    price $209,990
12. 2018-05-31
    price $210,900

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,818 · $152/mo
• Expected delta: +$65/yr (+$5/mo · 3.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $28,868
• − Mortgage interest: −$17,869
• − Property taxes: −$1,754
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$600
• − Depreciation: −$9,280
• Taxable loss: −$6,849
• Est. tax savings @ 24.0%: +$1,644
• After-tax cash flow: $426/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

• Census place: Lexington, SC
• 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

+51.3% since first listed

12 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-08 Contingent — Consolidated MLS
• 2026-04-18 Price Changed $319,000 Consolidated MLS
• 2026-04-03 Listed $329,500 Consolidated MLS
• 2021-07-30 Sold (Public Records) $250,000 Public Records
• 2021-06-16 Delisted — Consolidated MLS
• 2021-06-12 Relisted — Consolidated MLS
• 2021-05-28 Delisted — Consolidated MLS
• 2021-05-27 Listed $244,000 Consolidated MLS
• 2018-08-08 Sold (Public Records) $206,900 Public Records
• 2018-06-07 Price Changed $209,990 Consolidated MLS
• 2018-05-31 Price Changed $210,900 Consolidated MLS

Property tax history

-8.1%/yr

Latest (2024): $1,754 · +3.8% YoY. Source: county tax records.