1816 Layminster Ln · Red Bank, SC 29073

$304,918

5 bd · 3.0 ba · 2,334 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition 6,098 sqft lot Est $310k · at est. $40/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 +11.4/30.0
• ARV discount +8.3/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

LOT 222 – READY IN AUG! Discover the stunning Loblolly-A floor plan in the desirable Ashton Lakes community, zoned for Lexington One Schools and featuring a community pool for relaxation and fun. This spacious home offers 5 bedrooms and 3 full bathrooms, along with a covered front porch that adds charm and welcoming curb appeal. On the main floor, you’ll find one bedroom and a full bathroom—perfect for a guest suite, home office, or flexible living space. The open-concept layout seamlessly connects the great room, dining area, and kitchen, making it ideal for entertaining or everyday living. The main level also features a welcoming entryway, abundant natural light, and lu

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community pool; New construction builder warranty
• HOA & community: Homeowners association with amenities including clubhouse, common area maintenance, playground and pool

Exterior

• Parking: Attached garage with 2 garage spaces (main level); Total of 2 parking spaces
• Utilities: Public sewer; Thermopane windows
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Partial gutters; Vinyl exterior finish; Public water

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Recessed lighting
• Bedrooms: Master bedroom with double vanity, private bath, walk-in closet, tray ceilings, private closet, separate water closet, carpeted floors (Second level); Bedroom 2 with walk-in closet and carpeted floors (Second level); Bedroom 3 with walk-in closet and carpeted floors (Second level); Bedroom 4 with walk-in closet and carpeted floors (Second level); Bedroom 5 with private closet, shared bath and carpeted floors (Main level)
• Flooring: Luxury vinyl plank in living areas and kitchen; Carpet in bedrooms
• Bathrooms: Three full bathrooms total, including two secondary full baths and one main full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage opener; Smoke detector; Disposal; Microwave above stove; Tankless water heater; Free-standing smooth-surface range; Recessed lighting
• Laundry & utility: Heated laundry space (washer/dryer located on Second level)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (15.3% below list).
• Recommended offer: $258k (15.3% 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: Red Bank Elementary (math 36% / reading 45%, grade F, #286 of 597 statewide, top 49%, 568 students, 41% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 563 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $258,319 (15.3% 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: 0.85% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $310,422
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Colony Creek Ct	0.67mi	5/3.0	2,264 (-3%)	23mo	$300,000	$133	44

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-55,504
• Equity at exit: $45,464

10-year hold

• IRR: -10.3%
• Equity multiple: 0.36×
• Total profit: $-54,230
• Equity at exit: $26,364

Cash invested: $85,377 (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: 563
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$40
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-106

Break-even live

Break-even rent $2,718

Max offer price $289,507

Occupancy floor 99%

Sensitivity live

Price	-10% $104	-5% $-1	+0% $-106	+5% $-212	+10% $-317
Rent	-10% $-311	-5% $-209	+0% $-106	+5% $-4	+10% $98
Rate	-1.0pp $47	-0.5pp $-29	base $-106	+0.5pp $-186	+1.0pp $-266

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: $76,230
• Closing costs: $9,148
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	24d	1	0.25mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	15d	1	0.36mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	24d	1	0.44mi
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	24d	1	0.97mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-02
   remarks 681-char remark
2. 2026-06-02
   listed $304,918 Pending 1 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: $30,998
• − Mortgage interest: −$17,080
• − Property taxes: −$4,574
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − HOA: −$480
• − Depreciation: −$8,870
• Taxable loss: −$6,490
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $280/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready home in the desirable Ashton Lakes community offers a spacious floor plan with modern amenities and a well-maintained exterior. Potential buyers will appreciate the open-concept layout and ample natural light.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Resale Replace window treatments — Modernizes look
• Both Install smart home devices — Improves functionality and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Replace window treatments — Modernizes look ↑
• Both Install smart home devices — Improves functionality and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-06-01 Pending — Consolidated MLS
• 2026-06-01 Listed $304,918 Consolidated MLS