1816 Layminster Ln #222 · Red Bank, SC 29073

$304,918

5 bd · 3.0 ba · 2,334 sqft · SingleFamily · 27 Days on market

Built 2026 Good condition Est $310k · at est.

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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 +12.1/30.0
• ARV discount +8.3/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Loblolly, a spacious home designed with five bedrooms and space for real life to happen. This floor plan offers 5 bedrooms, 3 bathrooms, and 2,334 square feet of intentional living space, along with a two-car garage. When you step inside through the foyer, you're welcomed by a main-level bedroom and full bathroom, giving you the flexibility for guests, a home office, play area, or an extra room when you need it. You're then brought into the main living area where the great room, kitchen, and dining space all come together. The kitchen is centered around a large island, making it the perfect spot for cooking or gathering throughout the day, with pantry storage nearby to keep eve

Key facts

• Double sinks
• Main level bedroom
• Pantry storage

Tags

• MAIN LEVEL BEDROOM
• FULL BATHROOM
• LARGE ISLAND
• PANTRY STORAGE
• PRIVATE ENSUITE BATHROOM
• DOUBLE SINKS

Property features AI

Finance

• Financial info: List price $304,918

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family style, Loblolly A floor plan; Address at 1816 Layminster Ln #222, Lexington, SC 29073
• Exterior features: Living area of 2334

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Loblolly A plan); Active listing

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-66 ($-798/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (15.3% below list).
• Recommended offer: $258k (15.3% 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); Carolina Springs Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 914 students, 46% 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); 572 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).
• This rent runs 40% 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 27 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,319 (15.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $310,422
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Colony Creek Ct	0.67mi	5/3.0	2,264 (-3%)	23mo	$300,000	$133	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-52,981
• Equity at exit: $45,464

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-48,852
• Equity at exit: $26,364

Cash invested: $85,377 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-66

Break-even live

Break-even rent $2,667

Max offer price $295,295

Occupancy floor 98%

Sensitivity live

Price	-10% $144	-5% $39	+0% $-66	+5% $-172	+10% $-277
Rent	-10% $-271	-5% $-169	+0% $-66	+5% $36	+10% $138
Rate	-1.0pp $87	-0.5pp $11	base $-66	+0.5pp $-146	+1.0pp $-226

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: $76,230
• Closing costs: $9,148
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	25d	1	0.25mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	16d	1	0.36mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	25d	1	0.44mi
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	25d	1	0.97mi

Listing history 1 events

1. 2026-05-31
   days on market $304,918 Active 27 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: $30,998
• − Mortgage interest: −$17,080
• − Property taxes: −$4,574
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − Depreciation: −$8,870
• Taxable loss: −$6,010
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $644/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 home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior, updating the kitchen backsplash, and adding smart home features to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value.
• Both Upgrading the flooring in the bathrooms — Replacing old flooring with something more modern can improve both resale and rental value.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for younger buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and add value to the home.

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 kitchen backsplash — A new backsplash can add a modern touch and increase the home's value. ↑
• Both Upgrading the flooring in the bathrooms — Replacing old flooring with something more modern can improve both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for younger buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and add value to the home. ↑

ⓘ 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