121 Mill Haven Ln · Lexington, SC 29072

$314,900

4 bd · 2.5 ba · 2,222 sqft · SingleFamily public records · 57 Days on market

Built 2007 9,583 sqft lot $53/mo HOA · 2% of rent ↓ 4% since listing

---

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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 121 Mill Haven Lane, a well-maintained two-story traditional home located in the desirable Mill Haven community of Lexington. This spacious 4-bedroom, 2.5-bath residence offers approximately 2,222 square feet of comfortable living space, featuring a functional layout with a bright great room highlighted by hardwood floors, molding, and a ceiling fan. The kitchen is equipped with ample cabinetry, pantry storage, and a convenient bar area, perfect for everyday living and entertaining. The owner’s suite provides a private retreat with a walk-in closet, garden tub, separate shower, and double vanity. Additional features include a two-car attached garage, covered front porch, re

Key facts

• Ample cabinetry
• Pantry storage
• Bar area

Tags

• GREAT ROOM
• HARDWOOD FLOORS
• AMPLE CABINETRY
• PANTRY STORAGE
• BAR AREA
• OWNER'S SUITE

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public sewer; Public water
• Home design: Two-story residence; House faces southeast
• Construction: Crawlspace foundation
• Exterior features: Full gutters; Covered front porch; Uncovered back porch; Vinyl exterior; Privacy wood fence at rear; Paved road access; Public water

Interior

• Kitchen: Bar area; Pantry; Formica countertops; Stained wood cabinets; Recessed lighting; Dishwasher; Disposal; Refrigerator; Microwave (above stove); Free‑standing smooth-surface range
• Bedrooms: Primary suite with double vanity, garden tub, separate shower, private water closet, walk-in closet, tray ceilings and ceiling fan (located on second level); Three additional bedrooms with private closets and carpet (located on second level)
• Flooring: Carpet in bedrooms; Hardwood floor in great room
• Bathrooms: Two full bathrooms on the second level; One half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic access
• Laundry & utility: Laundry closet in common area (laundry appliances on second level); Heated space

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (27.7% below list).
• Recommended offer: $228k (27.7% 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: Pleasant Hill Elementary (math 57% / reading 61%, grade B-, #93 of 597 statewide, top 16%, 898 students, 14% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 70% at this address vs 48% district-wide (+22 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: Rents rising (+3.2%/yr); 694 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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 57 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $227,775 (27.7% 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 57 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.72% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-59,184
• Equity at exit: $46,953

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-60,859
• Equity at exit: $27,227

Cash invested: $88,172 (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 29072

• Rents YoY: 3.2%
• Active inventory: 694
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$131
• HOA: −$53
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-135

Break-even live

Break-even rent $2,448

Max offer price $291,128

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-45	+0% $-135	+5% $-224	+10% $-313
Rent	-10% $-315	-5% $-225	+0% $-135	+5% $-45	+10% $45
Rate	-1.0pp $24	-0.5pp $-54	base $-135	+0.5pp $-216	+1.0pp $-299

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Luna Trl Lexington, SC	3.0	3.0	2585	$2,550	$0.99	24d	1	0.53mi
421 Hosea Ct Lexington, SC	3.0	2.5	1861	$1,950	$1.05	4d	1	0.74mi
409 Hosea Ct Lexington, SC	3.0	2.5	1861	$2,095	$1.13	24d	1	0.74mi
142 Jeremiah Rd Lexington, SC	3.0	2.0	2094	$2,133	$1.02	24d	1	0.81mi

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 15 events

1. 2026-06-18
   days on market $314,900 Active 57 DOM
2. 2026-06-17
   days on market $314,900 Active 56 DOM
3. 2026-06-16
   days on market $314,900 Active 55 DOM
4. 2026-06-15
   days on market $314,900 Active 54 DOM
5. 2026-06-14
   days on market $314,900 Active 52 DOM
6. 2026-06-10
   pricedays on market $314,900 Active 49 DOM
7. 2026-06-09
   days on market $330,000 Active 48 DOM
8. 2026-06-08
   days on market $330,000 Active 47 DOM
9. 2026-06-07
   days on market $330,000 Active 46 DOM
10. 2026-06-03
    days on market $330,000 Active 42 DOM
11. 2026-06-03
    days on market $330,000 Active 41 DOM
12. 2026-06-02
    days on market $330,000 Active 40 DOM
13. 2026-05-31
    days on market $330,000 Active 39 DOM
14. 2026-05-07
    price $330,000
15. 2026-04-22
    listed $345,000 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: $1,181 · $98/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$614/yr (+$51/mo · 52.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $27,333
• − Mortgage interest: −$17,639
• − Property taxes: −$1,181
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$636
• − Depreciation: −$9,161
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $121/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

• County: Lexington County · 232,571 people
• City population: 122,563
• Metro: Columbia, SC
• Population (ZIP): 69,407
• Household income: $106,382
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 858.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -197.53%
• Current HPI: 212.3235
• Rent YoY: ▲ 3.23%
• 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

-4.3% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $330,000 Consolidated MLS
• 2026-04-22 Listed $345,000 Consolidated MLS

Property tax history

-9.8%/yr

Latest (2024): $1,181 · +4.4% YoY. Source: county tax records.