163 Stanley Ct · Red Bank, SC 29073

$243,000

3 bd · 2.5 ba · 1,378 sqft · SingleFamily public records · 82 Days on market

Built 2010 435 sqft lot $17/mo HOA · 1% 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 163 Stanley Court, Lexington, SC — a beautiful home tucked away on a quiet cul-de-sac, offering the perfect blend of comfort, style, and convenience! HVAC System only 3 years old. Spacious layout with plenty of natural light, kitchen with ample cabinet space, 3 year old appliances, new floors in kitchen and bathrooms, Cozy living areas perfect for relaxing or entertaining and generous bedrooms for rest and privacy. Located in the heart of Lexington, you’ll enjoy easy access to shopping, dining. Whether you're a first-time buyer or looking for your next move, this home is a must-see! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may ap

Key facts

• Garage
• Built 2010
• Listed 82 days

Property features AI

Finance

• HOA & community: Community has an association; Association covers common area maintenance

Exterior

• Parking: Attached garage (main level) with 1 garage space and 1 parking space
• Utilities: Public sewer; Public water
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Covered front porch; Rear wood fencing; Stone and vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with pantry; Formica countertops; Stained wood cabinets; Laminate flooring; Recessed lighting; Microwave above stove; Free-standing range; Dishwasher; Refrigerator; Compactor
• Bedrooms: Master bedroom on second floor with garden tub, private bath, and walk-in closet; Second bedroom on second floor with shared bath and ceiling fan; Third bedroom on second floor with shared bath, ceiling fan, and private closet
• Flooring: Laminate flooring in kitchen
• Bathrooms: One full main bath; One half bath; One additional full bath
• Heating & cooling: Central heating; Central cooling
• Interior features: Attic with pull-down access; High ceilings (over 9 ft) in living room; Ceiling fans in living areas and bedrooms
• Laundry & utility: Laundry closet located on second floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $6 ($70/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 $187k (22.9% below list).
• Recommended offer: $187k (22.9% 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: Deerfield Elementary (math 42% / reading 52%, grade D-, #209 of 597 statewide, top 36%, 803 students, 32% FRL); Carolina Springs Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 914 students, 46% 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); 572 active listings in the ZIP; 1 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 $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 82 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $165k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $187,413 (22.9% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
6. 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?
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: 0.77% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-38,646
• Equity at exit: $36,232

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-31,697
• Equity at exit: $21,010

Cash invested: $68,040 (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: 572
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,274
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$101
• HOA: −$17
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $6

Break-even live

Break-even rent $1,867

Max offer price $243,000

Occupancy floor 95%

Sensitivity live

Price	-10% $143	-5% $75	+0% $6	+5% $-63	+10% $-132
Rent	-10% $-142	-5% $-68	+0% $6	+5% $80	+10% $154
Rate	-1.0pp $128	-0.5pp $68	base $6	+0.5pp $-57	+1.0pp $-121

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Chesterbrook Ln Lexington, SC	3.0	2.5	1456	$1,800	$1.24	25d	1	0.64mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 21 events

1. 2026-06-22
   days on market $243,000 Active 82 DOM
2. 2026-06-18
   days on market $243,000 Active 79 DOM
3. 2026-06-17
   days on market $243,000 Active 78 DOM
4. 2026-06-16
   days on market $243,000 Active 77 DOM
5. 2026-06-15
   days on market $243,000 Active 76 DOM
6. 2026-06-14
   days on market $243,000 Active 74 DOM
7. 2026-06-10
   days on market $243,000 Active 71 DOM
8. 2026-06-09
   days on market $243,000 Active 70 DOM
9. 2026-06-08
   days on market $243,000 Active 69 DOM
10. 2026-06-07
    days on market $243,000 Active 68 DOM
11. 2026-06-03
    days on market $243,000 Active 64 DOM
12. 2026-06-03
    pricedays on market $243,000 Active 63 DOM
13. 2026-06-02
    days on market $245,000 Active 62 DOM
14. 2026-05-31
    days on market $245,000 Active 61 DOM
15. 2026-05-05
    price $245,000
16. 2026-04-13
    price $248,000
17. 2026-03-31
    listed $255,000 Active
18. 2021-01-20
    soldstatus $165,000
19. 2020-12-12
    historical
20. 2020-12-08
    listed $159,900 Active
21. 2016-06-03
    soldstatus $110,961

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$400/yr (+$33/mo · 40.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 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: $22,490
• − Mortgage interest: −$13,612
• − Property taxes: −$986
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$204
• − Depreciation: −$7,069
• Taxable loss: −$4,194
• Est. tax savings @ 24.0%: +$1,007
• After-tax cash flow: $1,077/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 — 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

• 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

+120.8% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $245,000 Consolidated MLS
• 2026-04-13 Price Changed $248,000 Consolidated MLS
• 2026-03-31 Listed $255,000 Consolidated MLS
• 2021-01-20 Sold (Public Records) $165,000 Public Records
• 2020-12-12 Delisted — Consolidated MLS
• 2020-12-08 Listed $159,900 Consolidated MLS
• 2016-06-03 Sold (Public Records) $110,961 Public Records

Property tax history

-7.8%/yr

Latest (2024): $986 · +4.4% YoY. Source: county tax records.