392 Eagle Pointe Dr · Chapin, SC 29036

$289,900

5 bd · 3.5 ba · 2,184 sqft · SingleFamily public records · 114 Days on market

Built 2007 9,583 sqft lot $31/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Chapin Schools, Close to everything! 5 Bedroom 3 1/2 Bath home in Eagle Pointe subdiviision across from the pool! Close to everything, Minutes to downtown, shopping and restaurants! Large living spaces and large open kitchen! Fenced in back yard with screened in porch. Perfect home for a growing family! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Screened in porch
• Fenced in back yard
• 9,583 sq ft lot

Tags

• EAGLE POINTE SUBDIVISION
• FENCED IN BACK YARD
• SCREENED IN PORCH

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association present; Association maintains common areas, pool, and street lights

Exterior

• Parking: Attached garage on main level; Two garage spaces; Four total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Paved road access
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Covered front porch; Screened back porch; Shed; Rear wood privacy fence

Interior

• Kitchen: Wood-natural cabinets; Granite countertops; Laminate flooring; Dishwasher; Disposal; Refrigerator; Microwave above stove; Free-standing range with continuous clean
• Bedrooms: Master suite with double vanity, private bath, walk-in closet, ceiling fan, and carpeted floors (second level); Additional bedrooms with private closets, shared baths, and carpeted floors (second level)
• Flooring: Carpet in bedrooms and formal dining room; Laminate in living areas and kitchen
• Bathrooms: Three full bathrooms; One half bathroom; Three additional full bathrooms listed (counts indicate multiple full baths)
• Heating & cooling: Central heating; Central cooling
• Interior features: Smoke detector; Attic with pull-down access; Attic access; Living room with laminate flooring; Formal dining room with carpeted floor; Dining room on main level; Family room on main level
• Laundry & utility: Laundry in heated space; Washer/dryer area located on second level

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $264k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#133 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities 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: Chapin Elementary (math 53% / reading 51%, grade C-, #145 of 597 statewide, top 26%, 790 students, 34% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 69% at this address vs 51% district-wide (+18 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; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $9k 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 114 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $167k; list at $290k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $263,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 1.08% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.7

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-17,686
• Equity at exit: $43,225

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $22,469
• Equity at exit: $25,065

Cash invested: $81,172 (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 29036

• Active inventory: 434
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,134 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$345 /mo · $4,139/yr
• Insurance: −$121
• HOA: −$31
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $459

Break-even live

Break-even rent $2,553

Max offer price $289,900

Occupancy floor 80%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	3d	1	0.77mi
1433 Tamarind Ln Chapin, SC	5.0	3.0	2317	$2,595	$1.12	21d	1	1.34mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   price $289,900 Active 114 DOM
2. 2026-06-18
   days on market $290,500 Active 114 DOM
3. 2026-06-17
   days on market $290,500 Active 113 DOM
4. 2026-06-16
   days on market $290,500 Active 112 DOM
5. 2026-06-15
   days on market $290,500 Active 111 DOM
6. 2026-06-14
   days on market $290,500 Active 109 DOM
7. 2026-06-13
   days on market $290,500 Active 108 DOM
8. 2026-06-10
   days on market $290,500 Active 106 DOM
9. 2026-06-09
   days on market $290,500 Active 105 DOM
10. 2026-06-08
    days on market $290,500 Active 104 DOM
11. 2026-06-07
    days on market $290,500 Active 103 DOM
12. 2026-06-03
    days on market $290,500 Active 99 DOM
13. 2026-06-03
    days on market $290,500 Active 98 DOM
14. 2026-06-01
    days on market $290,500 Active 97 DOM
15. 2026-05-31
    days on market $290,500 Active 96 DOM
16. 2026-05-13
    price $290,500
17. 2026-04-13
    status Active
18. 2026-03-29
    status Pending
19. 2026-03-14
    historical Active - Contingent
20. 2026-02-09
    listed $292,500 Active
21. 2017-03-14
    soldstatus $167,000
22. 2010-08-18
    soldstatus $154,900
23. 2010-07-12
    soldstatus $155,000

ⓘ 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: $4,139 · $345/mo
• Projected year-2 tax: $4,139 · $345/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,610
• − Mortgage interest: −$16,239
• − Property taxes: −$4,139
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,009
• − Management: −$3,009
• − HOA: −$372
• − Depreciation: −$8,433
• Taxable income: $959
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $5,278/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 — Chapin

• Score: 65/100
• State rank: #133
• US rank: #12994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 26,620
• 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 (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 (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 · 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: ▼ -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

+87.4% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $290,500 Consolidated MLS
• 2026-04-13 Relisted — Consolidated MLS
• 2026-03-29 Pending — Consolidated MLS
• 2026-03-14 Contingent — Consolidated MLS
• 2026-02-09 Listed $292,500 Consolidated MLS
• 2017-03-14 Sold (Public Records) $167,000 Public Records
• 2010-08-18 Sold (Public Records) $154,900 Public Records
• 2010-07-12 Sold (Public Records) $155,000 Public Records

Property tax history

+2.1%/yr

Latest (2018): $4,139 · +400.8% YoY. Source: county tax records.