470 Finch Ln · Red Bank, SC 29073

$250,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 21 Days on market

Built 2018 6,098 sqft lot $19/mo HOA · 1% 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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 470 Finch Lane in the heart of Lexington! This beautifully maintained 3-bedroom, 2-bath home offers comfortable living with an open-concept layout perfect for both everyday life and entertaining. The spacious living area flows seamlessly into the kitchen and dining space, creating a bright and inviting atmosphere throughout the home. The primary suite features a beautifully updated bathroom with modern finishes and a relaxing spa-like feel. Additional highlights include a garage, installed gutters for added functionality, and a well-designed floor plan that maximizes both space and convenience. Step outside to enjoy the backyard, ideal for relaxing or hosting family and friends.

Key facts

• Backyard
• Updated bathroom
• Installed gutters

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED BATHROOM
• INSTALLED GUTTERS
• WELL-DESIGNED FLOOR PLAN
• BACKYARD

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Partial gutters; Privacy fence; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Granite countertops; Dishwasher; Microwave (above stove); Gas range
• Bedrooms: Master bedroom on main level with double vanity, garden tub, private bath, separate shower, walk-in closet and tray ceilings; Additional bedrooms on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings in the great room; Ceiling fans in great room and master bedroom; Recessed lights
• Laundry & utility: Washer and dryer located on main level; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-23 ($-275/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (22.6% below list).
• Recommended offer: $194k (22.6% 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: Saxe Gotha Elementary (math 35% / reading 40%, grade F, #311 of 597 statewide, top 53%, 686 students, 100% 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) — zoned schools average 64% FRL vs 30% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 572 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 30% 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 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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, 67% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,577 (22.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.8

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-41,579
• Equity at exit: $37,276

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-36,472
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$104
• HOA: −$19
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-23

Break-even live

Break-even rent $1,965

Max offer price $245,955

Occupancy floor 96%

Sensitivity live

Price	-10% $119	-5% $48	+0% $-23	+5% $-94	+10% $-164
Rent	-10% $-176	-5% $-99	+0% $-23	+5% $54	+10% $130
Rate	-1.0pp $103	-0.5pp $41	base $-23	+0.5pp $-88	+1.0pp $-154

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Dovefield Ln Lexington, SC	3.0	2.0	1302	$1,850	$1.42	16d	1	0.09mi
212 Pin Oak Dr Lexington, SC	3.0	2.0	1349	$1,710	$1.27	16d	1	0.23mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	5d	1	0.51mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	5d	1	0.55mi
128 S Wrenwood Dr Lexington, SC	3.0	2.0	1250	$1,695	$1.36	25d	1	0.55mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	25d	1	0.61mi
1603 Commendable Ct Lexington, SC	3.0	2.0	1399	$2,033	$1.45	5d	1	0.62mi
290 Browning Ct Unit b Lexington, SC	2.0	1.0	1100	$1,495	$1.36	23d	1	0.71mi
110 Darian Dr Lexington, SC	3.0	2.0	1364	$1,949	$1.43	16d	1	0.81mi
644 Old Orangeburg Rd Unit 644-B Lexington, SC	2.0	2.0	900	$1,095	$1.22	5d	1	0.89mi
449 Lady Liberty Way Lexington, SC	3.0	3.0	1635	$1,995	$1.22	25d	1	1.09mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 14 events

1. 2026-06-14
   statusdays on market $250,000 Pending 21 DOM
2. 2026-06-10
   days on market $250,000 Active 19 DOM
3. 2026-06-09
   days on market $250,000 Active 18 DOM
4. 2026-06-08
   days on market $250,000 Active 17 DOM
5. 2026-06-07
   days on market $250,000 Active 16 DOM
6. 2026-06-03
   days on market $250,000 Active 12 DOM
7. 2026-06-03
   days on market $250,000 Active 11 DOM
8. 2026-06-02
   days on market $250,000 Active 10 DOM
9. 2026-05-31
   days on market $250,000 Active 9 DOM
10. 2026-05-22
    listed $250,000 Active
11. 2022-10-07
    soldstatus $237,000
12. 2022-09-20
    historical
13. 2022-09-17
    listed $227,000 Active
14. 2018-03-01
    soldstatus $91,500

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$9/yr (+$1/mo · 0.7%)

ⓘ 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 · 17 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: $23,229
• − Mortgage interest: −$14,004
• − Property taxes: −$1,416
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$228
• − Depreciation: −$7,273
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $843/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 — 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

+173.2% since first listed

5 events — show timeline

• 2026-05-22 Listed $250,000 Consolidated MLS
• 2022-10-07 Sold (Public Records) $237,000 Public Records
• 2022-09-20 Delisted — Consolidated MLS
• 2022-09-17 Listed $227,000 Consolidated MLS
• 2018-03-01 Sold (Public Records) $91,500 Public Records

Property tax history

+45.7%/yr

Latest (2024): $1,416 · +4.4% YoY. Source: county tax records.