425 Maria Posada Ct · Lake Murray of Richland, SC 29036

$394,900

5 bd · 4.0 ba · 2,905 sqft · SingleFamily public records · 28 Days on market

Built 2019 7,405 sqft lot

---

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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is the one you've been waiting for — and the seller just made it impossible to pass up. Freshly price-reduced and ready for immediate move-in. With built-in equity! From the moment you step inside, the soaring custom tray ceilings and open-concept layout tell you this home was built for living well. The kitchen is wrapped in granite and flows into your main entertaining space — mornings here feel like a lifestyle upgrade. The primary suite is a genuine retreat, complete with a spa-like garden bath and walk-in shower built for unwinding after long days. Step outside to a fully fenced backyard. At 2,905 square feet across five bedrooms, there's space for every stage of life,

Key facts

• Custom tray ceilings
• Spa-like garden bath
• Resort-style pool

Tags

• CUSTOM TRAY CEILINGS
• OPEN-CONCEPT LAYOUT
• CHEF'S KITCHEN
• SPA-LIKE GARDEN BATH
• FULLY FENCED-IN BACK YARD
• RESORT-STYLE POOL

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road with private maintenance

Interior

• Bedrooms: Primary bedroom located on the second floor
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $330k (16.3% below list).
• Recommended offer: $330k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#102 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Lake Murray Elementary (math 78% / reading 82%, grade A+, #4 of 597 statewide, top 1%, 809 students, 18% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 59% FRL vs 27% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 83% at this address vs 51% district-wide (+32 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; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $330,462 (16.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.0

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-54,986
• Equity at exit: $58,881

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-36,593
• Equity at exit: $34,144

Cash invested: $110,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,305 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $143

Break-even live

Break-even rent $3,123

Max offer price $394,900

Occupancy floor 91%

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: $98,725
• Closing costs: $11,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Malachite Ln Chapin, SC	5.0	2.5	2686	$3,000	$1.12	3d	1	0.06mi
1213 Portrait Hill Dr Chapin, SC	4.0	2.5	2472	$2,695	$1.09	21d	1	0.13mi

Listing history 17 events

1. 2026-06-18
   price $394,900 Active 28 DOM
2. 2026-06-18
   days on market $399,900 Active 28 DOM
3. 2026-06-17
   days on market $399,900 Active 27 DOM
4. 2026-06-16
   days on market $399,900 Active 26 DOM
5. 2026-06-15
   days on market $399,900 Active 25 DOM
6. 2026-06-14
   days on market $399,900 Active 23 DOM
7. 2026-06-13
   days on market $399,900 Active 22 DOM
8. 2026-06-10
   pricedays on market $399,900 Active 20 DOM
9. 2026-06-09
   days on market $413,900 Active 19 DOM
10. 2026-06-08
    days on market $413,900 Active 18 DOM
11. 2026-06-07
    days on market $413,900 Active 17 DOM
12. 2026-06-03
    days on market $413,900 Active 13 DOM
13. 2026-06-03
    days on market $413,900 Active 12 DOM
14. 2026-06-01
    days on market $413,900 Active 11 DOM
15. 2026-05-31
    days on market $413,900 Active 10 DOM
16. 2026-05-23
    price $423,900
17. 2026-05-21
    listed $424,900 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: $2,785 · $232/mo
• Projected year-2 tax: $2,785 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 54% 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: $39,655
• − Mortgage interest: −$22,121
• − Property taxes: −$2,785
• − Insurance: −$1,974
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − Depreciation: −$11,488
• Taxable loss: −$5,057
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $2,931/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 — Lake Murray of Richland

• Score: 67/100
• State rank: #102
• US rank: #10903

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 179
• 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 (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

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 · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

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

-0.2% since first listed

2 events — show timeline

• 2026-05-23 Price Changed $423,900 Consolidated MLS
• 2026-05-21 Listed $424,900 Consolidated MLS

Property tax history

+64.1%/yr

Latest (2025): $2,785 · +4.1% YoY. Source: county tax records.