319 Charter Oak Ct · Lexington, SC 29072

$249,000

3 bd · 2.5 ba · 1,876 sqft · SingleFamily public records · 75 Days on market

Built 2007 4,791 sqft lot $19/mo HOA · 1% of rent ↓ 4% since listing

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Beautiful Charter Oak Home in Lexington, SC – Move-In Ready! * * Welcome to * * Charter Oak * * in Lexington, SC 29072—where style, comfort, and thoughtful design come together in this stunning * * 3-bedroom, 2.5-bath Alexander floor plan * * home!Tucked back from the road for added privacy, this home makes a lasting impression from the moment you arrive. A unique side-entry front door welcomes you into a spacious and inviting family room—perfect for gathering with friends and family. The heart of the home is the beautifully appointed kitchen, featuring * * granite countertops, rich cherry cabinetry, crown molding, recessed lighting, and a large island * *

Key facts

• Large island
• Cherry cabinetry
• Recessed lighting

Tags

• GRANITE COUNTERTOPS
• CHERRY CABINETRY
• CROWN MOLDING
• RECESSED LIGHTING
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Paved road access; Lot size approximately 0.11 acres
• HOA & community: Has association; Association covers common area maintenance

Exterior

• Parking: Attached garage with 2 garage spaces; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Wood rear-only fence

Interior

• Kitchen: Island; Pantry; Granite countertops; Painted cabinets; Luxury vinyl plank flooring in kitchen; Dishwasher; Disposal; Refrigerator; Microwave above stove; Free-standing range
• Bedrooms: Master bedroom on second floor with private bath and tub/shower; Two additional bedrooms on second floor with shared bath
• Flooring: Engineered hardwood in bedrooms; Hardwood in living room; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Second full baths indicated (total counts reflect multiple full baths)
• Heating & cooling: Central air conditioning; Electric heating; Heat pump on first level; Heat pump on second level
• Interior features: Ceiling fans in living room and master bedroom; Hardwood floors in living room; Engineered hardwood flooring in bedrooms; Florida room
• Laundry & utility: Washer/dryer not specifically listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $26 ($309/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 $194k (22.1% below list).
• Recommended offer: $194k (22.1% 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: Lake Murray Elementary (math 73% / reading 70%, grade A-, #32 of 597 statewide, top 5%, 901 students, 12% FRL); Pleasant Hill Middle (math 50% / reading 58%, grade B-, #27 of 229 statewide, top 12%, 748 students, 21% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 69% at this address vs 48% district-wide (+21 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); 714 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 75 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $193,888 (22.1% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.7

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-38,359
• Equity at exit: $37,127

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-29,851
• Equity at exit: $21,529

Cash invested: $69,720 (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: 714
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$104
• HOA: −$19
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $26

Break-even live

Break-even rent $1,906

Max offer price $249,000

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $96	+0% $26	+5% $-45	+10% $-115
Rent	-10% $-127	-5% $-51	+0% $26	+5% $102	+10% $179
Rate	-1.0pp $151	-0.5pp $89	base $26	+0.5pp $-39	+1.0pp $-104

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	23d	1	0.73mi
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	16d	1	0.77mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	16d	1	0.96mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 10 events

1. 2026-06-22
   days on market $249,000 Active 75 DOM
2. 2026-06-18
   days on market $249,000 Active 72 DOM
3. 2026-06-17
   days on market $249,000 Active 71 DOM
4. 2026-06-16
   days on market $249,000 Active 70 DOM
5. 2026-06-15
   days on market $249,000 Active 69 DOM
6. 2026-06-14
   statusdays on market $249,000 Active 67 DOM
7. 2026-05-22
   status Pending
8. 2026-05-10
   price $249,000
9. 2026-04-11
   price $254,900
10. 2026-03-18
    listed $259,900 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: $929 · $77/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$491/yr (+$41/mo · 52.8%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $23,267
• − Mortgage interest: −$13,948
• − Property taxes: −$929
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$228
• − Depreciation: −$7,244
• Taxable loss: −$4,049
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $1,281/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

-4.2% since first listed

4 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-10 Price Changed $249,000 Consolidated MLS
• 2026-04-11 Price Changed $254,900 Consolidated MLS
• 2026-03-18 Listed $259,900 Consolidated MLS

Property tax history

-11.0%/yr

Latest (2024): $929 · +4.4% YoY. Source: county tax records.