1228 Cypress Valley Dr · Lake Murray of Richland, SC 29036

$334,000

4 bd · 2.5 ba · 2,195 sqft · SingleFamily public records · 34 Days on market

Built 2020 7,840 sqft lot $63/mo HOA · 2% 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the sought-after Woodland Crossing community, this beautiful 4-bedroom, 2.5-bath home offers a bright and inviting open-concept layout designed for both everyday living and entertaining. The spacious kitchen is complete with granite countertops, stainless steel appliances, and a large center island overlooking the main living area. The primary suite features a generous walk-in closet and a private bath with dual vanities, a soaking tub, and separate walk-in shower. Step outside to enjoy the covered patio and fully fenced backyard — perfect for relaxing or hosting guests. Conveniently located near shopping, dining, top-rated schools, and neighborhood amenities including a co

Key facts

• Large center island
• Walk-in closet
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• HOA & community: Property is part of an association; Community pool

Exterior

• Parking: Attached garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Fiber cement (Hardy Plank) exterior
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Full gutters; Rear wood fencing; Automatic sprinkler system; Paved road access

Interior

• Kitchen: Kitchen island; Granite countertops; Tiled backsplash; Painted cabinets; Luxury vinyl plank flooring in kitchen
• Bedrooms: Master bedroom on second floor with private bath, separate shower, and vaulted/high ceilings; Bedrooms 2–4 on second floor each with walk-in closet, ceiling fan, and private closet; share baths
• Flooring: Luxury vinyl plank flooring in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central heating (Gas Pack); Central cooling (Gas Pack)
• Interior features: Fireplace with natural gas log; High ceilings; Vaulted ceilings; Heated space utility/laundry room; Living room with fireplace
• Laundry & utility: Laundry area on second floor; Heated utility/laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/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 $299k (10.6% below list).
• Recommended offer: $299k (10.6% 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: Chapin Elementary (math 53% / reading 51%, grade C-, #145 of 597 statewide, top 26%, 790 students, 34% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 69% at this address vs 51% district-wide (+18 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: 434 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $10k 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 34 days — a 3% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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, 49% 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 $298,620 (10.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.89% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.3

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-35,698
• Equity at exit: $49,800

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-7,644
• Equity at exit: $28,878

Cash invested: $93,520 (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: 434
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,986 medium
• Mortgage (P&I): −$1,752
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$139
• HOA: −$63
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $291

Break-even live

Break-even rent $2,618

Max offer price $334,000

Occupancy floor 85%

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Pine Log Run Chapin, SC	5.0	3.0	2588	$2,600	$1.00	11d	1	0.19mi
222 Indian Creek Cir Chapin, SC	3.0	2.0	1500	$2,750	$1.83	23d	1	0.51mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 42 events

1. 2026-06-18
   days on market $334,000 Active 34 DOM
2. 2026-06-17
   days on market $334,000 Active 33 DOM
3. 2026-06-16
   days on market $334,000 Active 32 DOM
4. 2026-06-15
   days on market $334,000 Active 31 DOM
5. 2026-06-14
   days on market $334,000 Active 29 DOM
6. 2026-06-13
   days on market $334,000 Active 28 DOM
7. 2026-06-10
   days on market $334,000 Active 26 DOM
8. 2026-06-09
   pricedays on market $334,000 Active 25 DOM
9. 2026-06-08
   days on market $345,000 Active 24 DOM
10. 2026-06-07
    days on market $345,000 Active 23 DOM
11. 2026-06-03
    days on market $345,000 Active 19 DOM
12. 2026-06-03
    days on market $345,000 Active 18 DOM
13. 2026-06-01
    days on market $345,000 Active 17 DOM
14. 2026-05-31
    days on market $345,000 Active 16 DOM
15. 2026-05-12
    listed $345,000 Active
16. 2025-05-25
    historical $2,200
17. 2025-05-15
    listed $2,200
18. 2025-05-02
    price $338,500
19. 2025-03-05
    price $339,900
20. 2025-01-29
    listed $355,000 Active
21. 2024-10-10
    price $346,987
22. 2024-08-30
    price $349,900
23. 2024-08-28
    historical $2,300
24. 2024-08-15
    listed $350,000 Active
25. 2024-07-21
    price $2,300
26. 2024-06-26
    listed $2,400
27. 2024-03-21
    listed $350,000 Active
28. 2019-12-27
    historical
29. 2019-12-13
    price $224,400
30. 2019-12-06
    price $227,400
31. 2019-11-28
    price $230,000
32. 2019-11-13
    price $232,400
33. 2019-11-05
    price $234,400
34. 2019-10-17
    price $235,000
35. 2019-08-31
    price $238,620
36. 2019-08-03
    price $240,000
37. 2019-07-03
    price $242,470
38. 2019-05-02
    price $244,470
39. 2019-03-09
    price $244,970
40. 2019-03-02
    price $244,980
41. 2019-01-18
    price $244,990
42. 2019-01-07
    listed $245,000 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: $1,374 · $115/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$530/yr (+$44/mo · 38.6%)

ⓘ 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 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,834
• − Mortgage interest: −$18,709
• − Property taxes: −$1,374
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,867
• − Management: −$2,867
• − HOA: −$756
• − Depreciation: −$9,716
• Taxable loss: −$2,125
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $4,001/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 (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 (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 · 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: ▼ -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

+40.8% since first listed

28 events — show timeline

• 2026-05-12 Listed $345,000 Consolidated MLS
• 2025-05-25 Rental Removed $2,200 BUILDIUM
• 2025-05-15 Listed for Rent $2,200 BUILDIUM
• 2025-05-02 Price Changed $338,500 Consolidated MLS
• 2025-03-05 Price Changed $339,900 Consolidated MLS
• 2025-01-29 Listed $355,000 Consolidated MLS
• 2024-10-10 Price Changed $346,987 Consolidated MLS
• 2024-08-30 Price Changed $349,900 Consolidated MLS
• 2024-08-28 Rental Removed $2,300 PROPERTYWARE
• 2024-08-15 Listed $350,000 Consolidated MLS
• 2024-07-21 Price Changed $2,300 PROPERTYWARE
• 2024-06-26 Listed for Rent $2,400 PROPERTYWARE
• 2024-03-21 Listed $350,000 Consolidated MLS
• 2019-12-27 Delisted — Consolidated MLS
• 2019-12-13 Price Changed $224,400 Consolidated MLS
• 2019-12-06 Price Changed $227,400 Consolidated MLS
• 2019-11-28 Price Changed $230,000 Consolidated MLS
• 2019-11-13 Price Changed $232,400 Consolidated MLS
• 2019-11-05 Price Changed $234,400 Consolidated MLS
• 2019-10-17 Price Changed $235,000 Consolidated MLS
• 2019-08-31 Price Changed $238,620 Consolidated MLS
• 2019-08-03 Price Changed $240,000 Consolidated MLS
• 2019-07-03 Price Changed $242,470 Consolidated MLS
• 2019-05-02 Price Changed $244,470 Consolidated MLS
• 2019-03-09 Price Changed $244,970 Consolidated MLS
• 2019-03-02 Price Changed $244,980 Consolidated MLS
• 2019-01-18 Price Changed $244,990 Consolidated MLS
• 2019-01-07 Listed $245,000 Consolidated MLS

Property tax history

+0.1%/yr

Latest (2024): $1,374 · +0.9% YoY. Source: county tax records.