153 Rushton Dr · Lake Murray of Richland, SC 29036

$309,500

4 bd · 2.5 ba · 2,220 sqft · SingleFamily public records · 119 Days on market

Built 2022 0.26 ac lot Est $331k · 6% under $65/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 +18.4/30.0
• ARV discount +10.4/15.0
• DSCR +5.8/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• 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 a beautiful place you’ll love to call home!Located in a wonderful community known for its excellent schools, this charming home offers both comfort and character. The upgraded owner’s suite feels like a retreat, featuring a cozy electric fireplace and elegant built-in cabinets. Enjoy peaceful living with nearby conveniences and a friendly neighborhood atmosphere — perfect for family and friends. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Built-in cabinets
• Owner's suite
• Electric fireplace

Tags

• OWNER'S SUITE
• ELECTRIC FIREPLACE
• BUILT-IN CABINETS

Property features AI

Finance

• HOA & community: Has homeowners association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Attached garage; 2-car garage
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Lot approximately 0.26 acre; Lot number 56

Interior

• Bedrooms: Master bedroom on the second level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Dining room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $287 ($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 $286k (7.5% below list).
• Recommended offer: $282k (9.0% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $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

• It's been on market 119 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.93% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $330,780
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Chapin Place Way	0.70mi	4/2.5	2,510 (+13%)	24mo	$372,910	$149	25

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-31,947
• Equity at exit: $46,147

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-4,535
• Equity at exit: $26,760

Cash invested: $86,660 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$1,623
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$129
• HOA: −$65
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $287

Break-even live

Break-even rent $2,500

Max offer price $309,500

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: $77,375
• Closing costs: $9,285
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 Willowood Pkwy Chapin, SC	4.0	2.0	2000	$2,760	$1.38	3d	1	1.03mi
222 Indian Creek Cir Chapin, SC	3.0	2.0	1500	$2,750	$1.83	23d	1	1.37mi
40 Rustyred Ct Chapin, SC	4.0	2.5	2400	$2,450	$1.02	11d	1	1.47mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: electric

Listing history 25 events

1. 2026-06-18
   days on market $309,500 Active 119 DOM
2. 2026-06-17
   days on market $309,500 Active 118 DOM
3. 2026-06-16
   days on market $309,500 Active 117 DOM
4. 2026-06-15
   days on market $309,500 Active 116 DOM
5. 2026-06-14
   days on market $309,500 Active 114 DOM
6. 2026-06-13
   days on market $309,500 Active 113 DOM
7. 2026-06-10
   days on market $309,500 Active 111 DOM
8. 2026-06-09
   days on market $309,500 Active 110 DOM
9. 2026-06-08
   days on market $309,500 Active 109 DOM
10. 2026-06-07
    days on market $309,500 Active 108 DOM
11. 2026-06-03
    days on market $309,500 Active 104 DOM
12. 2026-06-03
    days on market $309,500 Active 103 DOM
13. 2026-06-01
    days on market $309,500 Active 102 DOM
14. 2026-06-01
    price $309,500 Active 101 DOM
15. 2026-05-31
    days on market $323,500 Active 101 DOM
16. 2026-04-11
    price $323,500
17. 2026-02-19
    listed $339,000 Active
18. 2025-10-21
    price $350,000
19. 2025-10-15
    listed $360,000 Active
20. 2022-03-10
    historical
21. 2022-03-09
    price $310,390
22. 2022-02-26
    price $305,390
23. 2022-02-02
    price $302,390
24. 2022-01-20
    price $300,390
25. 2022-01-11
    listed $299,390 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: $1,900 · $158/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,361
• − Mortgage interest: −$17,337
• − Property taxes: −$1,900
• − Insurance: −$1,548
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$780
• − Depreciation: −$9,004
• Taxable loss: −$1,705
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $3,850/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

+8.1% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $323,500 Consolidated MLS
• 2026-02-19 Listed $339,000 Consolidated MLS
• 2025-10-21 Price Changed $350,000 Consolidated MLS
• 2025-10-15 Listed $360,000 Consolidated MLS
• 2022-03-10 Delisted — Consolidated MLS
• 2022-03-09 Price Changed $310,390 Consolidated MLS
• 2022-02-26 Price Changed $305,390 Consolidated MLS
• 2022-02-02 Price Changed $302,390 Consolidated MLS
• 2022-01-20 Price Changed $300,390 Consolidated MLS
• 2022-01-11 Listed $299,390 Consolidated MLS

Property tax history

+197.6%/yr

Latest (2024): $1,900 · -76.4% YoY. Source: county tax records.