The Tyndall Plan · Edmund, SC 29073

$275,900

3 bd · 2.0 ba · 2,325 sqft · SingleFamily · 119 Days on market

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect fusion of modern convenience and timeless elegance with The Tyndall Plan, a stunning two-story residence. As you step inside from the two-car garage leading directly to the spacious kitchen and family room layout, an ideal setting for hosting gatherings or enjoying tranquil evenings at home. The dining area provides a versatile space for any occasion, from formal dinners to casual get-togethers. The second floor introduces all three bedrooms, offering abundant space for family or guests. The primary bedroom is a haven of relaxation, featuring a large walk-in closet and an en-suite bathroom with dual sinks, ensuring your mornings are spacious and serene. This home encaps

Key facts

• Spacious island
• Generous pantry
• Pocket office

Tags

• POCKET OFFICE
• OPEN-CONCEPT AREA
• SPACIOUS ISLAND
• ABUNDANT CABINET STORAGE
• GENEROUS PANTRY
• COZY ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $275,900

Exterior

• Parking: 2 garage parking spaces (2 total parking spaces)
• Home design: The Tyndall plan; New construction plan inventory
• Construction: Living area approximately 2,325; Built from plan (year not provided)
• Exterior features: Located at 808 Bethany Church Rd, Lexington, SC 29073; Plan-built home

Interior

• Kitchen: Plan includes kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan)
• Laundry & utility: Laundry/utility area (details not provided)

🏗️ 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 3-bed/2.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $20 ($235/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 $244k (11.6% below list).
• Recommended offer: $244k (11.6% 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.
• Market conditions: Rents rising (+3.2%/yr); 564 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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

• It's been on market 119 days — a 9% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,828 (11.6% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.4

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-42,835
• Equity at exit: $41,138

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-33,113
• Equity at exit: $23,855

Cash invested: $77,252 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,438 medium
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,138/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $20

Break-even live

Break-even rent $2,414

Max offer price $275,900

Occupancy floor 94%

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: $68,975
• Closing costs: $8,277
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2237 Trakand Dr Lexington, SC	3.0	2.5	1962	$1,975	$1.01	2d	1	1.23mi
307 Savannah Hills Dr Lexington, SC	3.0	2.5	1612	$1,985	$1.23	23d	1	1.28mi
985 Native Rye Way Lexington, SC	4.0	3.0	3100	$3,500	$1.13	2d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $275,900 Active 119 DOM
2. 2026-06-17
   days on market $275,900 Active 118 DOM
3. 2026-06-16
   days on market $275,900 Active 117 DOM
4. 2026-06-15
   days on market $275,900 Active 116 DOM
5. 2026-06-14
   days on market $275,900 Active 114 DOM
6. 2026-06-13
   days on market $275,900 Active 113 DOM
7. 2026-06-10
   days on market $275,900 Active 111 DOM
8. 2026-06-09
   days on market $275,900 Active 110 DOM
9. 2026-06-08
   days on market $275,900 Active 109 DOM
10. 2026-06-07
    days on market $275,900 Active 108 DOM
11. 2026-06-05
    days on market $275,900 Active 105 DOM
12. 2026-06-03
    days on market $275,900 Active 104 DOM
13. 2026-06-03
    days on market $275,900 Active 103 DOM
14. 2026-06-02
    days on market $275,900 Active 102 DOM
15. 2026-05-31
    days on market $275,900 Active 101 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: $29,259
• − Mortgage interest: −$15,455
• − Property taxes: −$4,138
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$8,026
• Taxable loss: −$4,421
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $1,296/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 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