598 Griffon Dr · Chapin, SC 29036

$329,900

5 bd · 3.0 ba · 2,225 sqft · SingleFamily · 13 Days on market

Built 2026 Good condition 7,840 sqft lot $67/mo HOA · 2% of rent ↓ 11% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Boykin Hills– The Bentcreek II Elevation D Lot #30 | One of our most popular floor plans, offering space, style, and flexibility in the desirable Boykin Hills community. The main level features 9-foot ceilings and luxury vinyl plank flooring throughout, creating an open and inviting feel. A flexible office or guest bedroom with a full bath is perfect for visitors or working from home. The open-concept layout flows seamlessly into the dining area and a stunning kitchen featuring white cabinets, quartz countertops, a tiled backsplash, large one-bowl stainless steel sink, oversized island, and the optional corner pantry. The spacious great room is highlighted by a cozy gas fireplace&mda

Key facts

• Cozy gas fireplace
• Spa-like bath
• Covered porch

Tags

• STUNNING KITCHEN
• COZY GAS FIREPLACE
• VERSATILE LOFT AREA
• SPA-LIKE BATH
• COVERED PORCH
• SMART HOME FEATURES

Property features AI

Finance

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

Exterior

• Parking: Attached garage on main level; Two garage spaces (two parking spaces total)
• Utilities: Public sewer; Public water; Thermopane windows; Energy Star rated features
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Front covered porch; Back covered porch; Sprinkler system; Stone and vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Granite countertops; Tiled backsplash; Microwave above stove; Dishwasher; Garbage disposal
• Bedrooms: Second-floor master with double vanity, garden tub, separate shower, his and hers closets, and vaulted ceilings; Second-floor bedrooms 2–4 with private closets, shared baths, and carpeted floors; Main-level bedroom 5 with private closet, shared bath, high ceilings, and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank on main living areas and bedroom 5; Carpet in bedrooms 2–4
• Bathrooms: Three full bathrooms total; One main-level full bath; Two additional full baths
• Heating & cooling: Central cooling with split system and zoned controls; Gas heating on both first and second levels with zoning
• Interior features: Attic with pull-down access; Gas log (natural) fireplace; One fireplace; Cable TV available
• Laundry & utility: Second-floor laundry (washer/dryer level: second); Heated laundry space; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (14.7% below list).
• Recommended offer: $281k (14.7% 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Recommended offer $281,305 (14.7% 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. 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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 9.8

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-61,307
• Equity at exit: $49,189

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-63,261
• Equity at exit: $28,524

Cash invested: $92,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,813 medium
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$67
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-125

Break-even live

Break-even rent $2,971

Max offer price $311,877

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Ventnor Ave Chapin, SC	4.0	3.0	2384	$2,400	$1.01	23d	1	0.62mi
147 Ventnor Ave Chapin, SC	4.0	3.0	2384	$2,400	$1.01	14d	1	0.62mi
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	3d	1	1.33mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: gas

Listing history 10 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   price $329,900
3. 2026-05-09
   listed $335,900 Active
4. 2026-05-05
   listed $335,900 Active
5. 2026-04-29
   price $335,900
6. 2026-04-22
   price $355,900
7. 2026-04-07
   price $362,900
8. 2026-03-27
   listed $371,779 Active
9. 2026-03-27
   historical
10. 2025-12-26
    listed $371,779 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,757
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − HOA: −$804
• − Depreciation: −$9,597
• Taxable loss: −$7,123
• Est. tax savings @ 24.0%: +$1,710
• After-tax cash flow: $215/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping, and replacing ceiling fans with energy-efficient models.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Rental Replace ceiling fans with energy-efficient models — Reduces energy costs and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Rental Replace ceiling fans with energy-efficient models — Reduces energy costs and improves comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-11.3% since first listed

10 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-19 Price Changed $329,900 Consolidated MLS
• 2026-05-09 Listed $335,900 Consolidated MLS
• 2026-05-05 Listed $335,900 Consolidated MLS
• 2026-04-29 Price Changed $335,900 Consolidated MLS
• 2026-04-22 Price Changed $355,900 Consolidated MLS
• 2026-04-07 Price Changed $362,900 Consolidated MLS
• 2026-03-27 Listed $371,779 Consolidated MLS
• 2026-03-27 Delisted — Consolidated MLS
• 2025-12-26 Listed $371,779 Consolidated MLS