482 Malachite Ln · Lake Murray of Richland, SC 29036

$395,000

4 bd · 3.0 ba · 2,132 sqft · SingleFamily public records · 38 Days on market

Built 2020 6,969 sqft lot $50/mo HOA · 2% of rent ↓ 2% since listing

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE, SATURDAY 5/16 from 12-2 PM!! Welcome home to 482 Malachite Lane! This beautifully maintained 4-bedroom, 3-bath residence in the highly sought-after Portrait Hill community, where resort-style amenities—including a pool, clubhouse, playground and fishing ponds—pair perfectly with award-winning Chapin schools. Thoughtfully designed with both comfort and style in mind, this move-in ready home provides the ideal blend of elegant living and everyday functionality. Step inside to discover an open-concept floor plan filled with natural light, soaring ceilings, and seamless flow throughout the main living spaces. Just off the entry, the formal dining room showcases beautiful

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Community pool

Tags

• RESORT STYLE AMENITIES
• OPEN CONCEPT FLOOR PLAN
• CHEF INSPIRED KITCHEN
• MAIN LEVEL OWNERS SUITE
• LARGE PRIVATE BEDROOM
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association present; Association amenities include clubhouse, common area maintenance, playground, pool, and sidewalk maintenance

Exterior

• Parking: Attached 2-car garage accessed from main level
• Security: Owned security system
• Utilities: Public water; Public sewer
• Home design: 1.5-story single-family home; Fiber cement (HardiePlank) exterior finish
• Construction: Slab foundation
• Exterior features: Full sprinkler system; Full gutters; Covered front porch; Covered back porch; Privacy fence; Paved road access

Interior

• Kitchen: Eat-in kitchen with island and pantry; Granite backsplash; Luxury vinyl plank flooring; Microwave above stove; Gas range
• Bedrooms: Master bedroom on main level with double vanity, garden tub, private bath, separate shower, walk-in closet, tray ceilings, ceiling fan, carpet and tile flooring; Bedroom 2 on main level with shared bath, tub/shower, ceiling fan, private closet, carpet and tile flooring; Bedroom 3 on main level with shared bath, tub/shower, private closet, carpet and tile flooring; Bedroom 4 on second level with private bath, walk-in closet, tub/shower, carpet flooring
• Flooring: Carpet in bedrooms and some areas; Tile in portions of bedrooms; Luxury vinyl plank in kitchen, formal dining, and great room
• Bathrooms: Three full bathrooms total (including two full baths on the main level and one full bath on the second level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Garage door opener; Owned security system; Microwave above stove; Gas range
• Laundry & utility: Main-level laundry in common/mud/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (21.2% below list).
• Recommended offer: $311k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#102 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Lake Murray Elementary (math 78% / reading 82%, grade A+, #4 of 597 statewide, top 1%, 809 students, 18% FRL); Chapin Middle (math 50% / reading 57%, grade C+, #29 of 229 statewide, top 13%, 991 students, 27% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 48% FRL vs 27% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 73% at this address vs 51% district-wide (+22 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: 443 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($383k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $311,080 (21.2% 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 38 days. Have you received any prior offers? Is the seller open to a 21% 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 D-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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 10.6

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-66,449
• Equity at exit: $58,896

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-61,278
• Equity at exit: $34,152

Cash invested: $110,600 (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: 443
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,111 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$165
• HOA: −$50
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-37

Break-even live

Break-even rent $3,157

Max offer price $388,498

Occupancy floor 96%

Sensitivity live

Price	-10% $187	-5% $75	+0% $-37	+5% $-149	+10% $-260
Rent	-10% $-283	-5% $-160	+0% $-37	+5% $86	+10% $209
Rate	-1.0pp $162	-0.5pp $64	base $-37	+0.5pp $-139	+1.0pp $-243

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Malachite Ln Chapin, SC	5.0	2.5	2686	$3,000	$1.12	4d	1	0.19mi
1213 Portrait Hill Dr Chapin, SC	4.0	2.5	2472	$2,695	$1.09	23d	1	0.34mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-21
   days on market $395,000 Active 38 DOM
2. 2026-06-18
   days on market $395,000 Active 35 DOM
3. 2026-06-17
   days on market $395,000 Active 34 DOM
4. 2026-06-16
   days on market $395,000 Active 33 DOM
5. 2026-06-15
   days on market $395,000 Active 32 DOM
6. 2026-06-14
   days on market $395,000 Active 30 DOM
7. 2026-06-13
   days on market $395,000 Active 29 DOM
8. 2026-06-10
   days on market $395,000 Active 27 DOM
9. 2026-06-09
   days on market $395,000 Active 26 DOM
10. 2026-06-08
    days on market $395,000 Active 25 DOM
11. 2026-06-07
    days on market $395,000 Active 24 DOM
12. 2026-06-03
    days on market $395,000 Active 20 DOM
13. 2026-06-03
    days on market $395,000 Active 19 DOM
14. 2026-06-01
    days on market $395,000 Active 18 DOM
15. 2026-05-31
    days on market $395,000 Active 17 DOM
16. 2026-05-14
    listed $395,000 Active
17. 2026-04-29
    listed $405,000 Active

ⓘ 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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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 54% 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: $37,330
• − Mortgage interest: −$22,126
• − Property taxes: −$2,500
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$600
• − Depreciation: −$11,491
• Taxable loss: −$7,335
• Est. tax savings @ 24.0%: +$1,760
• After-tax cash flow: $1,319/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 — Lake Murray of Richland

• Score: 67/100
• State rank: #102
• US rank: #10903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 179
• 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 (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

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 · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

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

-2.5% since first listed

2 events — show timeline

• 2026-05-14 Listed $395,000 Consolidated MLS
• 2026-04-29 Listed $405,000 Consolidated MLS

Property tax history

+4.4%/yr

Latest (2025): $2,500 · +4.0% YoY. Source: county tax records.