279 Richmond Farm Cir · Lexington, SC 29072-0000

$249,900

3 bd · 2.5 ba · 1,644 sqft · SingleFamily public records · 2 Days on market

Built 2005 7,840 sqft lot Est $247k · at est. $38/mo HOA · 2% of rent

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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 +13.2/30.0
• ARV discount +6.9/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the sought-after Richmond Farms community, this charming 4-bedroom, 2.5-bath home offers the perfect blend of comfort and convenience. Inside, you'll find a bright, functional floor plan with luxury vinyl plank flooring, spacious living areas, and an inviting eat-in kitchen. The private primary suite features a walk-in closet and en-suite bath, while three additional bedrooms provide flexibility for family, guests, or a home office. Situated on a generous lot with a large backyard, this home is ideal for outdoor enjoyment. Residents also enjoy access to neighborhood amenities including a pool, clubhouse, and playground, all within the highly regarded Lexington school district. Di

Key facts

• Walk-in closet
• Large backyard
• Eat-in kitchen

Tags

• LUXURY VINYL PLANK FLOORING
• EAT-IN KITCHEN
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• LARGE BACKYARD
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• HOA & community: Community association with amenities including common area maintenance, playground, and pool

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Paved road access

Interior

• Kitchen: Formica countertops; Dishwasher; Disposal; Microwave above stove; Smooth surface range
• Bedrooms: Master suite with private bath, walk-in closet, tub/shower, ceiling fan, and carpeted floors (Second level); Bedroom 2 with shared bath, walk-in closet, ceiling fan, and carpeted floors (Second level); Bedroom 3 with shared bath, private closet, and carpeted floors (Second level); Bedroom 4 with shared bath, private closet, and carpeted floors (Second level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in formal living room and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Gas heating on both first and second levels
• Interior features: Luxury vinyl plank flooring in formal living room and kitchen; Heated laundry space; Smooth surface range; Gas water heater
• Laundry & utility: Heated laundry area (washer/dryer level: Second); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-3 ($-41/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (21.3% below list).
• Recommended offer: $197k (21.3% 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: Rocky Creek Elementary (math 56% / reading 54%, grade C, #119 of 597 statewide, top 20%, 863 students, 18% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 68% at this address vs 48% district-wide (+20 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: 11 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $150k; list at $250k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $196,672 (21.3% 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 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?
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: 0.79% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $246,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Dawson Hill Ln	0.05mi	3/2.5	1,644 (0%)	5mo	$234,000	$142	94
353 Hollingsworth Ln	0.49mi	3/2.0	1,505 (-8%)	7mo	$225,000	$150	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $29,810
• Equity at exit: $112,366

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $106,365
• Equity at exit: $173,169

Cash invested: $69,972 (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 29072-0000

• Active inventory: 11
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$104
• HOA: −$38
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-3

Break-even live

Break-even rent $1,971

Max offer price $249,292

Occupancy floor 95%

Sensitivity live

Price	-10% $138	-5% $67	+0% $-3	+5% $-74	+10% $-145
Rent	-10% $-159	-5% $-81	+0% $-3	+5% $74	+10% $152
Rate	-1.0pp $122	-0.5pp $60	base $-3	+0.5pp $-68	+1.0pp $-134

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	15d	1	1.03mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	22d	1	1.16mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	15d	1	1.27mi
142 Jeremiah Rd Lexington, SC	3.0	2.0	2094	$2,133	$1.02	24d	1	1.38mi
421 Hosea Ct Lexington, SC	3.0	2.5	1861	$1,950	$1.05	4d	1	1.41mi
409 Hosea Ct Lexington, SC	3.0	2.5	1861	$2,095	$1.13	24d	1	1.42mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-18
   days on market $249,900 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $249,900 Active 1 DOM

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$170/yr (+$14/mo · 13.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $23,601
• − Mortgage interest: −$13,998
• − Property taxes: −$1,254
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$456
• − Depreciation: −$7,270
• Taxable loss: −$4,403
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $1,015/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+66.6% since first listed

4 events — show timeline

• 2026-06-16 Listed $249,900 Consolidated MLS
• 2021-10-07 Delisted — Consolidated MLS
• 2021-10-02 Listed $210,000 Consolidated MLS
• 2021-08-26 Sold (Public Records) $150,000 Public Records

Property tax history

-5.8%/yr

Latest (2024): $1,254 · +4.4% YoY. Source: county tax records.