664 Westwood Dr · Red Bank, SC 29073

$210,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 19 Days on market

Built 1993 9,583 sqft lot Est $208k · at est.

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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 +13.1/30.0
• ARV discount +7.0/15.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the established Garden Pond community of Lexington, this home offers space, convenience, and thoughtful updates on a large, private lot. Enjoy quick access to I-20, I-26, I-77, and the Columbia Metropolitan Airport, making daily commute and travel, simple while still enjoying a quiet residential setting. Inside, the open floor plan creates a comfortable flow between the great room and dining area, ideal for both everyday living and entertaining. The split bedroom layout provides added privacy, with a spacious primary suite featuring a walk-in closet and an ensuite bath with ceramic tile flooring. Upgraded ceiling fans and light fixtures gives this home a clean, refreshed feel thr

Key facts

• Open floor plan
• Private lot
• Quick access to i-77

Tags

• PRIVATE LOT
• QUICK ACCESS TO I-20
• QUICK ACCESS TO I-26
• QUICK ACCESS TO I-77
• OPEN FLOOR PLAN
• SPLIT BEDROOM LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-6 ($-77/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (7.7% below list).
• Recommended offer: $194k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#121 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment C-, crime D+, amenities 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: Red Bank Elementary (math 36% / reading 45%, grade F, #286 of 597 statewide, top 49%, 568 students, 41% FRL); Carolina Springs Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 914 students, 46% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 572 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 30% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $141k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $193,917 (7.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.92% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $207,612
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Colony Lakes Dr	0.64mi	3/2.0	1,293 (-2%)	10mo	$204,500	$158	60

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-33,885
• Equity at exit: $31,312

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-27,759
• Equity at exit: $18,157

Cash invested: $58,800 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 572
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$350 /mo · $4,195/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-6

Break-even live

Break-even rent $1,947

Max offer price $208,869

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $53	+0% $-6	+5% $-66	+10% $-125
Rent	-10% $-160	-5% $-83	+0% $-6	+5% $70	+10% $147
Rate	-1.0pp $99	-0.5pp $47	base $-6	+0.5pp $-61	+1.0pp $-116

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Dovefield Ln Lexington, SC	3.0	2.0	1302	$1,850	$1.42	16d	1	0.22mi
212 Pin Oak Dr Lexington, SC	3.0	2.0	1349	$1,710	$1.27	16d	1	0.26mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	25d	1	0.46mi
1603 Commendable Ct Lexington, SC	3.0	2.0	1399	$2,033	$1.45	5d	1	0.46mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	5d	1	0.51mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	5d	1	0.56mi
290 Browning Ct Unit b Lexington, SC	2.0	1.0	1100	$1,495	$1.36	23d	1	0.57mi
128 S Wrenwood Dr Lexington, SC	3.0	2.0	1250	$1,695	$1.36	25d	1	0.68mi
110 Darian Dr Lexington, SC	3.0	2.0	1364	$1,949	$1.43	16d	1	0.71mi
644 Old Orangeburg Rd Unit 644-B Lexington, SC	2.0	2.0	900	$1,095	$1.22	5d	1	0.75mi
449 Lady Liberty Way Lexington, SC	3.0	3.0	1635	$1,995	$1.22	25d	1	0.96mi

Listing history 5 events

1. 2026-03-27
   status Pending
2. 2026-03-07
   listed $210,000 Active
3. 2019-08-01
   soldstatus $141,000
4. 2009-10-29
   soldstatus $121,500
5. 2004-09-15
   soldstatus $97,000

ⓘ 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: $4,195 · $350/mo
• Projected year-2 tax: $4,195 · $350/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $23,270
• − Mortgage interest: −$11,763
• − Property taxes: −$4,195
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,109
• Taxable loss: −$3,571
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $780/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 — Red Bank

• Score: 66/100
• State rank: #121
• US rank: #11985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bank, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• 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

+116.5% since first listed

5 events — show timeline

• 2026-03-27 Pending — Consolidated MLS
• 2026-03-07 Listed $210,000 Consolidated MLS
• 2019-08-01 Sold (Public Records) $141,000 Public Records
• 2009-10-29 Sold (Public Records) $121,500 Public Records
• 2004-09-15 Sold (Public Records) $97,000 Public Records

Property tax history

+6.3%/yr

Latest (2024): $4,195 · +0.9% YoY. Source: county tax records.