2526 Winning Colors Way · Red Bank, SC 29073

$288,900

4 bd · 2.5 ba · 2,075 sqft · SingleFamily · 42 Days on market

Built 2026 Good condition 4,791 sqft lot $40/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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

LOT 437 – MOVE IN READY located on premium lot that backs to woods. Welcome to the Cypress floor plan in Ashton Lakes, a highly sought-after community featuring a neighborhood pool/playground and zoned for Lexington One Schools. The Cypress offers 2,075 square feet of thoughtfully designed living space, perfect for growing families. With 4 bedrooms and 2.5 bathrooms, this home blends comfort, functionality, and modern style. The main floor features a spacious open-concept layout with a welcoming entryway, complete with a convenient coat closet and powder room. The kitchen is designed for both everyday living and entertaining, featuring quartz or granite countertops, white or gray shak

Key facts

• Cypress floor plan
• Neighborhood pool
• Open-concept layout

Tags

• CYPRESS FLOOR PLAN
• NEIGHBORHOOD POOL
• LEXINGTON ONE SCHOOLS
• OPEN-CONCEPT LAYOUT
• QUARTZ OR GRANITE COUNTERTOPS
• WHITE OR GRAY SHAKER CABINETS

Property features AI

Finance

• Other: Model/home directions available for community access
• HOA & community: Community has an association; Association amenities include clubhouse, common area maintenance, playground, and green areas; Community pool; New construction builder warranty

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Utilities: Public water; Public sewer; Thermopane energy-efficient windows
• Home design: Two-story home; Built on a slab foundation
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Partial gutters; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Granite and quartz countertops; Painted cabinets; Recessed lighting
• Bedrooms: Master bedroom (Second floor) with double vanity, private bath, separate shower, walk-in closet, tray ceilings, recessed lighting, carpeted floors; Bedroom 2 (Second floor) with double vanity, shared bath, tub/shower, private closet, recessed lighting, carpeted floors; Bedroom 3 (Second floor) with double vanity, shared bath, walk-in closet, tub/shower, private closet, recessed lighting, carpeted floors; Bedroom 4 (Second floor) with double vanity, shared bath, walk-in closet, tub/shower, private closet, recessed lighting, carpeted floors
• Flooring: Luxury vinyl plank on main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central heating and cooling; Split system
• Interior features: Garage opener; Smoke detector; Attic access; Recessed lighting
• Laundry & utility: Heated laundry space located on the second floor; Tankless hot water

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (16.9% below list).
• Recommended offer: $240k (16.9% 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); 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); 564 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 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 $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 42 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,146 (16.9% 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 42 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.0

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-55,049
• Equity at exit: $43,076

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-56,721
• Equity at exit: $24,979

Cash invested: $80,892 (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: 564
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$1,515
• Tax est. 1.5%: −$361 /mo · $4,334/yr
• Insurance: −$120
• HOA: −$40
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-139

Break-even live

Break-even rent $2,578

Max offer price $268,733

Occupancy floor —

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: $72,225
• Closing costs: $8,667
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	23d	1	0.30mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	14d	1	0.57mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	23d	1	0.63mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	3d	1	0.83mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	3d	1	0.88mi
449 Lady Liberty Way Lexington, SC	3.0	3.0	1635	$1,995	$1.22	23d	1	1.14mi
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	23d	1	1.15mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $288,900 Active 42 DOM
2. 2026-06-17
   days on market $288,900 Active 41 DOM
3. 2026-06-16
   days on market $288,900 Active 40 DOM
4. 2026-06-15
   days on market $288,900 Active 39 DOM
5. 2026-06-14
   days on market $288,900 Active 37 DOM
6. 2026-06-10
   days on market $288,900 Active 34 DOM
7. 2026-06-09
   days on market $288,900 Active 33 DOM
8. 2026-06-08
   days on market $288,900 Active 32 DOM
9. 2026-06-07
   days on market $288,900 Active 31 DOM
10. 2026-06-03
    days on market $288,900 Active 27 DOM
11. 2026-06-03
    days on market $288,900 Active 26 DOM
12. 2026-06-02
    days on market $288,900 Active 25 DOM
13. 2026-05-31
    days on market $288,900 Active 24 DOM
14. 2026-05-18
    price $288,900
15. 2026-05-07
    listed $287,900 Active

ⓘ 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: $28,818
• − Mortgage interest: −$16,183
• − Property taxes: −$4,334
• − Insurance: −$1,444
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − HOA: −$480
• − Depreciation: −$8,404
• Taxable loss: −$6,639
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $-79/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 · 6 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The home has a good layout and is well-maintained. The highest-ROI updates would be painting the exterior and interior walls, landscaping improvements, and adding a smart home system.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Install smart locks — Smart locks can improve security and convenience for potential buyers/tenants.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants.

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 Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Install smart locks — Smart locks can improve security and convenience for potential buyers/tenants. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants. ↑

ⓘ 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 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

+0.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $288,900 Consolidated MLS
• 2026-05-07 Listed $287,900 Consolidated MLS