530 Dawsons Park Way · Lexington, SC 29072

$199,000

2 bd · 2.0 ba · 1,120 sqft · Townhouse public records · 114 Days on market

Built 2008 2,178 sqft lot $70/mo HOA · 4% 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 2 bedroom, 2 bathroom property located just minutes from Lexington High School in the heart of Lexington, SC. Designed for easy living, this home offers a spacious main suite featuring a large walk-in shower and comfortable layout. The second bedroom and full bath provide flexibility for guests, a home office, or additional family space. Step outside to enjoy the private back patio — perfect for relaxing evenings or weekend gatherings. With HOA-covered front lawn maintenance, this property offers a truly low-maintenance lifestyle in a convenient and desirable location. Whether you’re downsizing, purchasing your first home, or looking for simp

Key facts

• Private back patio
• Spacious main suite
• Large walk-in shower

Tags

• PRIVATE BACK PATIO
• SPACIOUS MAIN SUITE
• LARGE WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas, exterior, and front yard

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home; Bathroom accessible for handicap
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior; Paved road frontage; Public water

Interior

• Kitchen: Pantry; Granite countertops; Stained wood cabinets; Dishwasher; Garbage disposal; Icemaker; Refrigerator; Built-in/above-stove microwave
• Bedrooms: Primary bedroom on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump (first level) providing heating and cooling
• Interior features: Ceiling fans throughout; Vaulted ceiling in living area; Attic access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-77 ($-922/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.0% below list).
• Recommended offer: $173k (13.0% 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: Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+33 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); 694 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 114 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $199k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $173,221 (13.0% 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. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.6

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-36,667
• Equity at exit: $29,672

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-36,290
• Equity at exit: $17,206

Cash invested: $55,720 (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: 694
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$70
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-77

Break-even live

Break-even rent $1,829

Max offer price $187,887

Occupancy floor 99%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	0.10mi
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	14d	1	0.10mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 16 events

1. 2026-06-18
   days on market $199,000 Active 114 DOM
2. 2026-06-17
   days on market $199,000 Active 113 DOM
3. 2026-06-16
   days on market $199,000 Active 112 DOM
4. 2026-06-15
   days on market $199,000 Active 111 DOM
5. 2026-06-14
   pricedays on market $199,000 Active 109 DOM
6. 2026-06-10
   days on market $204,000 Active 106 DOM
7. 2026-06-09
   days on market $204,000 Active 105 DOM
8. 2026-06-08
   days on market $204,000 Active 104 DOM
9. 2026-06-07
   days on market $204,000 Active 103 DOM
10. 2026-06-03
    days on market $204,000 Active 99 DOM
11. 2026-06-03
    days on market $204,000 Active 98 DOM
12. 2026-06-02
    days on market $204,000 Active 97 DOM
13. 2026-05-31
    days on market $204,000 Active 96 DOM
14. 2026-05-09
    price $204,000
15. 2026-02-24
    listed $209,000 Active
16. 2018-05-16
    soldstatus $105,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 62% 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: $20,787
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$840
• − Depreciation: −$5,789
• Taxable loss: −$4,296
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $109/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

+94.3% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $204,000 Consolidated MLS
• 2026-02-24 Listed $209,000 Consolidated MLS
• 2018-05-16 Sold (Public Records) $105,000 Public Records

Property tax history

-18.9%/yr

Latest (2024): $230 · +13.4% YoY. Source: county tax records.