109 Armanda Rd · Lexington, SC 29072

$264,900

3 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 208 Days on market

Built 1995 10,018 sqft lot Est $270k · at est. $6/mo HOA

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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 +12.6/30.0
• ARV discount +8.4/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

One level living with private backyard, fresh carpet and fresh paint! PAID OFF SOLAR PANELS for low utility bills (often less than $50)! Come see this one-level beauty today and enjoy quiet mornings on your refinished deck with your cup of coffee and the sounds of the birds waking up. Located in the desirable Whiteford community, this move-in ready well taken care of home is within minutes to shopping and Lake Murray! Make this your next your home! Some photos are virtually staged. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Private backyard
• Minutes to shopping
• Refinished deck

Tags

• PRIVATE BACKYARD
• PAID OFF SOLAR PANELS
• REFINISHED DECK
• MOVE IN READY
• MINUTES TO SHOPPING
• LAKE MURRAY

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Screened back porch; Deck; Shed; Sprinkler system; Full gutters; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with bar; Solid surface countertops; Vinyl flooring; Recessed lights; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom on main level with garden tub, separate shower, private bath, walk-in closet, ceiling fan, and carpeted floors; Bedroom 2 on main level with shared bath, ceiling fan, private closet, and carpeted floors; Bedroom 3 on main level with shared bath, ceiling fan, private closet, and carpeted floors
• Flooring: Carpet in bedrooms and living room; Hardwood in formal dining room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings in living room; Ceiling fans in living room and bedrooms; Built-in range; Gas log (natural) fireplace; One fireplace; Recessed lighting; Molding in formal dining room
• Laundry & utility: Laundry on main level in heated space; Washer and dryer included; Electric hookup for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-32 ($-382/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (27.4% below list).
• Recommended offer: $192k (27.4% 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: Midway Elementary (math 65% / reading 63%, grade B, #63 of 597 statewide, top 11%, 891 students, 9% FRL); Meadow Glen Middle (math 51% / reading 65%, grade B, #17 of 229 statewide, top 7%, 808 students, 20% 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 65% at this address vs 48% district-wide (+18 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); 714 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 208 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; list at $265k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $192,326 (27.4% 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 208 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $270,009
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Hunters Ridge Dr	0.64mi	3/2.0	1,562 (-1%)	13mo	$267,000	$171	58

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-44,647
• Equity at exit: $39,497

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-40,226
• Equity at exit: $22,904

Cash invested: $74,172 (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: 714
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$110
• HOA: −$6
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-32

Break-even live

Break-even rent $1,964

Max offer price $259,283

Occupancy floor 97%

Sensitivity live

Price	-10% $118	-5% $43	+0% $-32	+5% $-409	+10% $-500
Rent	-10% $-184	-5% $-108	+0% $-32	+5% $44	+10% $120
Rate	-1.0pp $102	-0.5pp $36	base $-32	+0.5pp $-100	+1.0pp $-170

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Caughman Farm Ln Lexington, SC	1.0–2.0	1.0–2.0	923	$1,670	$1.81	4d	8	0.58mi
110 Saluda Springs Ct Lexington, SC	2.0	2.5	1499	$1,700	$1.13	25d	1	0.73mi
248 Cherokee Pond Ct Lexington, SC	3.0	2.5	1787	$2,400	$1.34	25d	1	0.87mi
300 Palmetto Park Blvd Lexington, SC	1.0–3.0	1.0–2.0	930	$1,954	$2.10	5d	14	1.18mi
121 Northpoint Dr Lexington, SC	1.0–2.0	1.0–2.0	973	$1,560	$1.60	4d	13	1.42mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 18 events

1. 2026-04-29
   status Pending
2. 2026-03-27
   price $264,900
3. 2026-03-16
   status Active
4. 2026-03-08
   historical Contingent On Closing
5. 2026-02-24
   price $279,900
6. 2026-02-01
   price $286,900
7. 2026-01-14
   price $289,500
8. 2025-12-03
   price $292,500
9. 2025-11-05
   price $299,900
10. 2025-10-03
    listed $310,000 Active
11. 2025-09-02
    historical
12. 2025-08-08
    price $299,899
13. 2025-06-19
    price $299,900
14. 2025-05-01
    listed $304,900 Active
15. 2005-11-01
    soldstatus $143,000
16. 2002-09-26
    soldstatus $132,250
17. 1995-06-01
    soldstatus $113,900
18. 1994-12-01
    soldstatus $17,500

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$962/yr (+$80/mo · 175.8%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,079
• − Mortgage interest: −$14,839
• − Property taxes: −$548
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$72
• − Depreciation: −$7,706
• Taxable loss: −$5,102
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $843/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

• 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

+1413.7% since first listed

18 events — show timeline

• 2026-04-29 Pending — Consolidated MLS
• 2026-03-27 Price Changed $264,900 Consolidated MLS
• 2026-03-16 Relisted — Consolidated MLS
• 2026-03-08 Contingent — Consolidated MLS
• 2026-02-24 Price Changed $279,900 Consolidated MLS
• 2026-02-01 Price Changed $286,900 Consolidated MLS
• 2026-01-14 Price Changed $289,500 Consolidated MLS
• 2025-12-03 Price Changed $292,500 Consolidated MLS
• 2025-11-05 Price Changed $299,900 Consolidated MLS
• 2025-10-03 Listed $310,000 Consolidated MLS
• 2025-09-02 Delisted — Consolidated MLS
• 2025-08-08 Price Changed $299,899 Consolidated MLS
• 2025-06-19 Price Changed $299,900 Consolidated MLS
• 2025-05-01 Listed $304,900 Consolidated MLS
• 2005-11-01 Sold (Public Records) $143,000 Public Records
• 2002-09-26 Sold (Public Records) $132,250 Public Records
• 1995-06-01 Sold (Public Records) $113,900 Public Records
• 1994-12-01 Sold (Public Records) $17,500 Public Records

Property tax history

-15.0%/yr

Latest (2024): $548 · +8.0% YoY. Source: county tax records.