605 Bronze Fantail Run · Lexington, SC 29072

$280,000

4 bd · 3.0 ba · 2,196 sqft · Land · 304 Days on market

Built 2024 8,276 sqft lot $46/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This lovely home was only lived in seven months! It still looks new and sits on a nice corner lot. The downstairs has nine foot ceilings, LVP flooring, and a pretty kitchen that opens to a covered back porch, perfect for grilling and enjoying your morning coffee or evening dinners. The kitchen features white cabinets, tile back splash, a good-sized walk in pantry, quartz counters and stainless appliances, including refrigerator. Bring offers! Being sold as a "short sale" so third party approval is required. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Quartz counters
• Stainless appliances
• Walk in pantry

Tags

• CORNER LOT
• COVERED BACK PORCH
• WALK IN PANTRY
• QUARTZ COUNTERS
• STAINLESS APPLIANCES

Property features AI

Finance

• HOA & community: Community has an association; Association fees include common area maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Corner lot (lot 21); Exterior finished in stone and vinyl
• Construction: Slab foundation
• Exterior features: Full gutters; Covered front porch; Covered back porch; Paved road access; Sidewalk community

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Tiled backsplash; Painted cabinets; Quartz countertops; Dishwasher; Disposal; Refrigerator; Free-standing gas range
• Bedrooms: Primary suite on second floor with double vanity, private bath, walk-in closet and tray ceilings; Additional second-floor bedrooms with walk-in closets and Jack & Jill baths; One main-level bedroom
• Flooring: Luxury vinyl plank flooring in the kitchen
• Bathrooms: Three full bathrooms total; Two full secondary bathrooms; One main-level full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage opener; Tankless water heater; Recessed lighting
• Laundry & utility: Utility room laundry located on the second floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (24.8% below list).
• Recommended offer: $210k (24.8% 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: Lake Murray Elementary (math 73% / reading 70%, grade A-, #32 of 597 statewide, top 5%, 901 students, 12% FRL); Lakeside Middle (math 43% / reading 57%, grade C, #38 of 229 statewide, top 17%, 839 students, 19% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 67% 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: Rents rising (+3.2%/yr); 714 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 304 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $210,462 (24.8% 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 304 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-65,101
• Equity at exit: $41,749

10-year hold

• IRR: -18.9%
• Equity multiple: -0.03×
• Total profit: $-80,542
• Equity at exit: $24,209

Cash invested: $78,400 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$46
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-318

Break-even live

Break-even rent $2,508

Max offer price $233,932

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-222	+0% $-318	+5% $-415	+10% $-512
Rent	-10% $-485	-5% $-401	+0% $-318	+5% $-235	+10% $-152
Rate	-1.0pp $-177	-0.5pp $-247	base $-318	+0.5pp $-391	+1.0pp $-465

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Park Rd Lexington, SC	4.0	2.0	1600	$1,995	$1.25	25d	1	0.91mi
121 Park Ridge Way Lexington, SC	3.0	2.5	1680	$2,100	$1.25	25d	1	1.07mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	16d	1	1.12mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	23d	1	1.26mi
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	16d	1	1.37mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-02-19
   price $280,000
3. 2026-02-06
   price $315,000
4. 2025-11-17
   status Active
5. 2025-11-16
   historical
6. 2025-09-18
   price $330,000
7. 2025-07-15
   listed $335,000 Active
8. 2024-08-23
   status Pending
9. 2024-08-02
   listed $317,290 Active
10. 2024-01-31
    soldstatus $975,000

ⓘ 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: $25,255
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$552
• − Depreciation: −$8,145
• Taxable loss: −$8,767
• Est. tax savings @ 24.0%: +$2,104
• After-tax cash flow: $-1,716/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

-71.3% since first listed

10 events — show timeline

• 2026-05-18 Pending — Consolidated MLS
• 2026-02-19 Price Changed $280,000 Consolidated MLS
• 2026-02-06 Price Changed $315,000 Consolidated MLS
• 2025-11-17 Relisted — Consolidated MLS
• 2025-11-16 Delisted — Consolidated MLS
• 2025-09-18 Price Changed $330,000 Consolidated MLS
• 2025-07-15 Listed $335,000 Consolidated MLS
• 2024-08-23 Pending — Consolidated MLS
• 2024-08-02 Listed $317,290 Consolidated MLS
• 2024-01-31 Sold (Public Records) $975,000 Public Records