756 Helmsman Ln · Lake Murray of Richland, SC 29036

$260,000

3 bd · 3.0 ba · 1,948 sqft · SingleFamily public records · 191 Days on market

Built 2016 3,484 sqft lot Est $265k · at est. $52/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +8.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home. The interior boasts a fresh coat of neutral color paint, giving it a modern and inviting feel. The kitchen is equipped with all stainless steel appliances, ready for your culinary adventures. The primary bathroom features a separate tub and shower, along with double sinks, providing ample space for your morning routine. The primary bedroom is complemented by a spacious walk-in closet. Partial flooring replacement adds a touch of freshness to the home. Outside, you'll find a patio perfect for entertaining and a fenced-in backyard offering privacy. This home is a must-see for those seeking a move-in ready property. . Included 100-Day Home Warranty wit

Key facts

• Double sinks
• Walk-in closet
• Patio

Tags

• STAINLESS STEEL APPLIANCES
• SEPARATE TUB AND SHOWER
• DOUBLE SINKS
• WALK-IN CLOSET
• PATIO
• FENCED-IN BACKYARD

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: 3-story property
• Construction: Slab foundation
• Exterior features: Partial brick above foundation exterior; Vinyl siding; Paved road access; Approximately 0.08 acres

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms; One partial bathroom; One main-level half bath; No lower-level bathrooms
• Interior features: Central cooling; Gas heating on the first level; Total heated area approximately 1,948 (value provided — square footage note excluded per instructions)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/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 $255k (1.9% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.

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: Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 443 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 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 $8k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.98% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $264,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Redbrush Ct	0.69mi	3/2.5	2,052 (+5%)	21mo	$279,900	$136	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-20,158
• Equity at exit: $38,767

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $10,631
• Equity at exit: $22,480

Cash invested: $72,800 (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: 443
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,551 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$108
• HOA: −$52
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $346

Break-even live

Break-even rent $2,114

Max offer price $260,000

Occupancy floor 81%

Sensitivity live

Price	-10% $493	-5% $419	+0% $346	+5% $272	+10% $198
Rent	-10% $144	-5% $245	+0% $346	+5% $446	+10% $547
Rate	-1.0pp $477	-0.5pp $412	base $346	+0.5pp $278	+1.0pp $210

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
756 Helmsman Ln Chapin, SC	4.0	2.5	1948	$2,450	$1.26	15d	1	0.03mi
339 Explorer Dr Chapin, SC	4.0	2.0	1740	$2,200	$1.26	4d	1	0.38mi
40 Rustyred Ct Chapin, SC	4.0	2.5	2400	$2,450	$1.02	12d	1	0.56mi
628 Willowood Pkwy Chapin, SC	4.0	2.0	2000	$2,760	$1.38	4d	1	0.70mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 9 events

1. 2026-05-24
   status Pending
2. 2026-05-09
   historical Active - Contingent
3. 2026-04-09
   price $260,000
4. 2026-03-19
   price $263,000
5. 2026-02-19
   price $267,000
6. 2026-01-29
   price $270,000
7. 2025-12-18
   price $273,000
8. 2025-11-14
   listed $277,000 Active
9. 2025-10-24
   soldstatus $245,700

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $30,616
• − Mortgage interest: −$14,564
• − Property taxes: −$1,754
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − HOA: −$624
• − Depreciation: −$7,564
• Taxable loss: −$88
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $4,168/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

• Census place: Lake Murray of Richland, SC
• 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 (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

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 · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

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

+5.8% since first listed

9 events — show timeline

• 2026-05-24 Pending — Consolidated MLS
• 2026-05-09 Contingent — Consolidated MLS
• 2026-04-09 Price Changed $260,000 Consolidated MLS
• 2026-03-19 Price Changed $263,000 Consolidated MLS
• 2026-02-19 Price Changed $267,000 Consolidated MLS
• 2026-01-29 Price Changed $270,000 Consolidated MLS
• 2025-12-18 Price Changed $273,000 Consolidated MLS
• 2025-11-14 Listed $277,000 Consolidated MLS
• 2025-10-24 Sold (Public Records) $245,700 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,754 · +4.0% YoY. Source: county tax records.