125 Misty Dew Ln · Lexington, SC 29072-8721

$247,900

3 bd · 2.5 ba · 1,527 sqft · SingleFamily public records · 14 Days on market

Built 2014 3,484 sqft lot $33/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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0

Listing remarks

Charming 3-Bedroom Home with Fenced Yard & GarageWelcome home to this beautifully designed 1,557-square-foot residence featuring 3 bedrooms, 2.5 bathrooms, and a layout perfect for comfortable living and entertaining. The main level boasts durable and stylish Luxury Vinyl Plank flooring throughout, creating a warm and inviting atmosphere. The spacious living and dining areas flow seamlessly into the kitchen, making everyday living a breeze. Home includes Almost new Refrigerator and Washer/Dryer that was purchased in Nov. 2025. Upstairs, you'll find cozy carpeted bedrooms, including a large primary suite with a wonderful ensuite bath, Garden Tub, Separate Shower, Dual Vanity and large

Key facts

• Fenced yard
• Single-car garage
• Ensuite bath

Tags

• FENCED YARD
• LUXURY VINYL PLANK FLOORING
• SPACIOUS PRIMARY SUITE
• ENSUITE BATH
• SINGLE-CAR GARAGE

Property features AI

Finance

• HOA & community: Property is part of an association; Association maintains common areas and sidewalks

Exterior

• Parking: Attached garage (main level); Three parking spaces total
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior; Privacy fence; Paved road access; Public water

Interior

• Kitchen: Granite countertops; Dishwasher; Disposal; Microwave above stove; Smooth surface range; Refrigerator
• Bedrooms: Primary suite with double vanity, garden tub, separate shower and walk-in closet (second level); Two additional bedrooms with private closets and shared full bath (second level)
• Flooring: Luxury vinyl plank flooring in great room and kitchen; Carpet in secondary bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Second-level bathrooms serving secondary bedrooms
• Heating & cooling: Central cooling; Gas heating on both first and second levels
• Interior features: Fireplace with natural gas log; Ceiling fan(s); Tankless hot water; Smooth surface range; Granite countertops
• Laundry & utility: Laundry closet (washer and dryer included; laundry area on second level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (32.8% below list).
• Recommended offer: $167k (32.8% 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: Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+33 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: 1 active listings in the ZIP; 5 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.
• 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $166,684 (32.8% 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. 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: 0.67% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 12.4

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: 4.2%
• Equity multiple: 1.24×
• Total profit: $16,705
• Equity at exit: $111,467

10-year hold

• IRR: 7.4%
• Equity multiple: 2.12×
• Total profit: $77,692
• Equity at exit: $171,783

Cash invested: $69,412 (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 29072-8721

• Active inventory: 1
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$1,300
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$103
• HOA: −$33
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-205

Break-even live

Break-even rent $1,927

Max offer price $211,661

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-135	+0% $-205	+5% $-275	+10% $-345
Rent	-10% $-337	-5% $-271	+0% $-205	+5% $-139	+10% $-73
Rate	-1.0pp $-80	-0.5pp $-142	base $-205	+0.5pp $-269	+1.0pp $-335

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Conway Dr Lexington, SC	2.0	2.0	1056	$1,050	$0.99	3d	1	0.39mi
855 Park Rd Lexington, SC	4.0	2.0	1600	$1,995	$1.25	24d	1	0.85mi
121 Park Ridge Way Lexington, SC	3.0	2.5	1680	$2,100	$1.25	24d	1	1.03mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	14d	1	1.34mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	21d	1	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 10 events

1. 2026-06-18
   days on market $247,900 Active 14 DOM
2. 2026-06-17
   days on market $247,900 Active 13 DOM
3. 2026-06-16
   days on market $247,900 Active 12 DOM
4. 2026-06-15
   days on market $247,900 Active 11 DOM
5. 2026-06-14
   days on market $247,900 Active 9 DOM
6. 2026-06-10
   days on market $247,900 Active 6 DOM
7. 2026-06-09
   days on market $247,900 Active 5 DOM
8. 2026-06-08
   days on market $247,900 Active 4 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $247,900 Active 3 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: $1,028 · $86/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$385/yr (+$32/mo · 37.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $20,002
• − Mortgage interest: −$13,886
• − Property taxes: −$1,028
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$396
• − Depreciation: −$7,212
• Taxable loss: −$6,959
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $-791/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

• Census place: Lexington, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+151.5% since first listed

13 events — show timeline

• 2026-06-04 Listed $247,900 Consolidated MLS
• 2026-01-27 Pending — Consolidated MLS
• 2025-11-21 Price Changed $279,900 Consolidated MLS
• 2025-10-20 Sold (Public Records) $245,900 Public Records
• 2025-10-03 Price Changed $285,900 Consolidated MLS
• 2025-09-09 Pending — Consolidated MLS
• 2025-08-26 Listed $296,788 Consolidated MLS
• 2025-07-24 Price Changed $249,900 Consolidated MLS
• 2025-06-27 Price Changed $252,000 Consolidated MLS
• 2025-05-28 Price Changed $257,284 Consolidated MLS
• 2025-05-13 Listed $267,284 Consolidated MLS
• 2025-01-08 Sold (Public Records) $715,000 Public Records
• 2014-06-30 Sold (Public Records) $98,560 Public Records

Property tax history

+25.6%/yr

Latest (2024): $1,028 · +3.8% YoY. Source: county tax records.