The Juniper II Plan · Edmund, SC 29073

$258,900

4 bd · 2.0 ba · 1,850 sqft · SingleFamily · 13 Days on market

Good condition

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Juniper II, a stunning single-family home that embodies the essence of modern living with a thoughtful layout designed for comfort and convenience. As you enter, you are greeted by a welcoming foyer that leads to a well-planned wing featuring two secondary bedrooms and a full bath, perfect for family members, guests, or even a quiet study area. Beyond the laundry room and the entry to the two-car garage, a versatile third bedroom awaits, ideal for use as a home office, hobby space, or a private guest retreat. This layout ensures that every member of the household enjoys their own space while maintaining a sense of togetherness. At the heart of The Juniper II lies an open-conc

Key facts

• Open concept kitchen
• Ensuite bath
• Covered patio

Tags

• OPEN CONCEPT KITCHEN
• WALK IN PANTRY
• COVERED PATIO
• PRIVATE PRIMARY SUITE
• ENSUITE BATH
• SPACIOUS WALK IN CLOSET

Property features AI

Finance

• Other: Inventory type: Plan (new construction inventory)
• Financial info: List price $258,900

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Single-family plan (The Juniper II); Addressed in Lexington, SC (29073)
• Exterior features: Living area approximately 1,850

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: The Juniper II

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (6.9% below list).
• Recommended offer: $241k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Congaree Elementary (math 27% / reading 24%, grade F, #444 of 597 statewide, top 75%, 368 students, 100% FRL); R. H. Fulmer Middle (math 30% / reading 39%, grade F, #107 of 229 statewide, top 47%, 568 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 95% FRL vs 59% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 572 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $241,044 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-34,006
• Equity at exit: $38,603

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-17,623
• Equity at exit: $22,385

Cash invested: $72,492 (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: $2,410 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,884/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $115

Break-even live

Break-even rent $2,265

Max offer price $258,900

Occupancy floor 90%

Sensitivity live

Price	-10% $294	-5% $205	+0% $115	+5% $26	+10% $-64
Rent	-10% $-75	-5% $20	+0% $115	+5% $210	+10% $305
Rate	-1.0pp $245	-0.5pp $181	base $115	+0.5pp $48	+1.0pp $-20

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2237 Trakand Dr Lexington, SC	3.0	2.5	1962	$1,975	$1.01	4d	1	1.23mi
307 Savannah Hills Dr Lexington, SC	3.0	2.5	1612	$1,985	$1.23	25d	1	1.28mi

Listing history 10 events

1. 2026-06-21
   days on market $258,900 Active 13 DOM
2. 2026-06-18
   days on market $258,900 Active 10 DOM
3. 2026-06-17
   days on market $258,900 Active 9 DOM
4. 2026-06-16
   days on market $258,900 Active 8 DOM
5. 2026-06-15
   days on market $258,900 Active 7 DOM
6. 2026-06-14
   days on market $258,900 Active 5 DOM
7. 2026-06-13
   days on market $258,900 Active 4 DOM
8. 2026-06-10
   days on market $258,900 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $258,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,925
• − Mortgage interest: −$14,502
• − Property taxes: −$3,884
• − Insurance: −$1,294
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$7,532
• Taxable loss: −$2,915
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $2,080/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern single-family home is in excellent condition with a good layout and high-end finishes. It is move-in ready and would benefit from some cosmetic updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lexington 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Edmund

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Edmund, 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