380 Eagle Pointe Dr · Chapin, SC 29036

$310,000

5 bd · 3.5 ba · 2,184 sqft · SingleFamily public records · 65 Days on market

Built 2007 8,276 sqft lot $31/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Chapin's beautiful Eagle Pointe neighborhood. This home has 4 Bedrooms, 2.5 Bathrooms, 3 Living Areas and 2 Dining Areas. The primary suite has a private bath and walk-in closet. Loft space upstairs is perfect for a playroom, office space or living room. The HUGE walk-in closet near the loft, is perfect for all of your storage needs. Out back you can relax with a cup of coffee in your screened in patio while the pets or kids have room to roam in the fenced in yard with shed for storing all of your yard tools. Summer days can be spent just steps away enjoying the community pool. This home is zoned for Chapin schools and minutes to shopping and dining. Disclaimer: CMLS has not rev

Key facts

• Private bath
• Walk-in closet
• Fenced in yard

Tags

• EAGLE POINTE NEIGHBORHOOD
• PRIVATE BATH
• WALK-IN CLOSET
• LOFT SPACE
• SCREENED IN PATIO
• FENCED IN YARD

Property features AI

Finance

• HOA & community: Homeowners association present; association maintains common areas and a pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single family home; Vinyl exterior finish; Paved road access
• Construction: Slab foundation
• Exterior features: Covered front porch; Screened back porch; Full gutters; Shed; Rear wood privacy fence

Interior

• Kitchen: Pantry; Wood stained cabinets; Luxury vinyl plank flooring; Built-in microwave; Free-standing smooth-surface range
• Bedrooms: Master bedroom on second floor with private bath and walk-in closet; Second bedroom on second floor with private closet and ceiling fan; Third bedroom on second floor with private closet and ceiling fan; Fourth bedroom on second floor with private closet and ceiling fan
• Flooring: Carpet in bedrooms and living areas; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Heat pump on first level; Heat pump on second level
• Interior features: Ceiling fans in master bedroom, other bedrooms, living room, and formal living room; Built-in microwave; Tankless water heater; Free-standing smooth-surface range; Pantry; Wood stained kitchen cabinets; Luxury vinyl plank flooring in kitchen; Carpeted floors in bedrooms, living room, and formal living room; Loft
• Laundry & utility: Second-floor laundry in closet with electric hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $291k (6.0% below list) — sets the bar for market timing.

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 High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 69% at this address vs 51% district-wide (+18 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: 434 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 65 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $291,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.2

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-11,680
• Equity at exit: $46,222

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $39,137
• Equity at exit: $26,803

Cash invested: $86,800 (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: 434
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,135 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$129
• HOA: −$31
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $607

Break-even live

Break-even rent $2,366

Max offer price $310,000

Occupancy floor 76%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	2d	1	0.81mi
1433 Tamarind Ln Chapin, SC	5.0	3.0	2317	$2,595	$1.12	21d	1	1.34mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-13
   days on market $310,000 Active 65 DOM
2. 2026-06-10
   days on market $310,000 Active 63 DOM
3. 2026-06-09
   days on market $310,000 Active 62 DOM
4. 2026-06-08
   days on market $310,000 Active 61 DOM
5. 2026-06-07
   days on market $310,000 Active 60 DOM
6. 2026-06-03
   days on market $310,000 Active 56 DOM
7. 2026-06-03
   days on market $310,000 Active 55 DOM
8. 2026-06-01
   days on market $310,000 Active 54 DOM
9. 2026-05-31
   days on market $310,000 Active 53 DOM
10. 2026-04-08
    listed $310,000 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: $1,001 · $83/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$766/yr (+$64/mo · 76.6%)

ⓘ 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 57% 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: $37,617
• − Mortgage interest: −$17,365
• − Property taxes: −$1,001
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − HOA: −$372
• − Depreciation: −$9,018
• Taxable income: $2,292
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $6,736/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

1 event — show timeline

• 2026-04-08 Listed $310,000 Consolidated MLS

Property tax history

-8.8%/yr

Latest (2024): $1,001 · +0.9% YoY. Source: county tax records.