116 Wingspan Way · Chapin, SC 29036

$284,500

5 bd · 3.5 ba · 2,184 sqft · SingleFamily public records · 70 Days on market

Built 2006 8,712 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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 home to 116 Wingspan Way! Located in Chapin's Eagle Pointe community, this 5-bedroom, 3.5-bath home offers 2184 square feet and a layout that gives everyone a little breathing room. The main living areas feature a large great room that flows into a separate dining room, along with a kitchen that opens to a casual dining space or keeping room, creating an easy flow. Upstairs, the spacious owner’s suite includes a walk-in closet, dual sinks, and a garden tub with shower. Two of the additional bedrooms share a Jack-and-Jill bathroom, a practical setup that works well for busy households. With five true bedrooms and multiple baths, this affordable home offers a level of space and

Key facts

• Dual sinks
• Walk-in closet
• Neighborhood pool

Tags

• EAGLE POINTE COMMUNITY
• NEIGHBORHOOD POOL
• JACK-AND-JILL BATHROOM
• WALK-IN CLOSET
• DUAL SINKS
• GARDEN TUB WITH SHOWER

Property features AI

Finance

• Other: Directions: Old Lexington Hwy to Stucks Point, Eagle Pointe entrance on left, right on Eagle Pointe, left on Wingspan, home on right
• HOA & community: Homeowners association present; Association covers common area maintenance and pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen; Pantry; Granite countertops; Dishwasher; Disposal; Free-standing range with smooth surface
• Bedrooms: Master bedroom with double vanity, private bath and tub/shower (Second level); Additional bedrooms located on the second level with shared baths
• Bathrooms: Three full bathrooms; One half bathroom; Additional three full secondary baths
• Heating & cooling: Central air conditioning; Heat pumps on both first and second levels
• Interior features: Ceiling fan; Garage opener; Smoke detector; Attic access
• Laundry & utility: Laundry on second level; Heated laundry space

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $284k).
• Recommended offer: $267k (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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $170k; list at $284k implies a 67% gain — meaningful room to come down on a strong offer.

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 $267,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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: 1.10% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.6

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,483
• Equity at exit: $42,420

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $62,290
• Equity at exit: $24,598

Cash invested: $79,660 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,136 medium
• Mortgage (P&I): −$1,492
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$119
• HOA: −$31
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $749

Break-even live

Break-even rent $2,189

Max offer price $284,500

Occupancy floor 71%

Sensitivity live

Price	-10% $910	-5% $829	+0% $749	+5% $668	+10% $588
Rent	-10% $501	-5% $625	+0% $749	+5% $873	+10% $996
Rate	-1.0pp $892	-0.5pp $821	base $749	+0.5pp $675	+1.0pp $600

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: $71,125
• Closing costs: $8,535
• 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	3d	1	0.84mi
1433 Tamarind Ln Chapin, SC	5.0	3.0	2317	$2,595	$1.12	22d	1	1.20mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 17 events

1. 2026-06-18
   days on market $284,500 Active 70 DOM
2. 2026-06-17
   days on market $284,500 Active 69 DOM
3. 2026-06-16
   days on market $284,500 Active 68 DOM
4. 2026-06-15
   days on market $284,500 Active 67 DOM
5. 2026-06-14
   days on market $284,500 Active 65 DOM
6. 2026-06-13
   days on market $284,500 Active 64 DOM
7. 2026-06-10
   days on market $284,500 Active 62 DOM
8. 2026-06-09
   days on market $284,500 Active 61 DOM
9. 2026-06-08
   days on market $284,500 Active 60 DOM
10. 2026-06-07
    days on market $284,500 Active 59 DOM
11. 2026-06-03
    days on market $284,500 Active 55 DOM
12. 2026-06-03
    days on market $284,500 Active 54 DOM
13. 2026-06-02
    price $284,500 Active 53 DOM
14. 2026-06-01
    days on market $285,000 Active 53 DOM
15. 2026-05-31
    days on market $285,000 Active 52 DOM
16. 2026-04-09
    listed $285,000 Active
17. 2016-05-19
    soldstatus $170,000

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$570/yr (+$48/mo · 54.3%)

ⓘ 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 3/10 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: $37,637
• − Mortgage interest: −$15,936
• − Property taxes: −$1,051
• − Insurance: −$1,422
• − Repairs & maintenance: −$3,011
• − Management: −$3,011
• − HOA: −$372
• − Depreciation: −$8,276
• Taxable income: $4,556
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $7,890/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

+67.6% since first listed

2 events — show timeline

• 2026-04-09 Listed $285,000 Consolidated MLS
• 2016-05-19 Sold (Public Records) $170,000 Public Records

Property tax history

-11.9%/yr

Latest (2024): $1,051 · +0.9% YoY. Source: county tax records.