322 Welbeck Rd · Edmund, SC 29073

$309,900

4 bd · 2.5 ba · 2,505 sqft · SingleFamily · 53 Days on market

Built 2026 Good condition 8,276 sqft lot $33/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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this stunning four-bedroom, two-and-a-half-bathroom single-family home, where comfort meets style in a spacious 2,505 square feet. The Yarmouth plan welcomes you with an open-concept design that seamlessly connects the kitchen, dining area, and family room, creating an inviting atmosphere perfect for gatherings. This expansive space is ideal for cooking gourmet meals or simply enjoying quality time with loved ones, making it the heart of the home. Retreat to the main level primary bedroom oasis, featuring a generous walk-in closet and a luxurious bathroom with dual sinks and a stylish shower. This sanctuary is designed for relaxation, offering a perfect escape after a long day.

Key facts

• Open-concept design
• Dual sinks
• Stylish shower

Tags

• OPEN-CONCEPT DESIGN
• MAIN LEVEL PRIMARY BEDROOM
• WALK-IN CLOSET
• DUAL SINKS
• STYLISH SHOWER
• UPSTAIRS LOFT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home
• Construction: Slab foundation
• Exterior features: Covered back porch; Patio; Full gutters; Sprinkler system; Stone and vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Granite countertops; Tiled backsplash; Painted cabinets; Pantry; Microwave above stove; Gas range
• Bedrooms: Main-level master with double vanity, garden tub, separate shower, private bath, walk-in closet, tray ceilings, separate water closet; Second-floor bedrooms with walk-in closets and recessed lighting
• Flooring: Laminate flooring in main living areas; Carpet in bedrooms; Tile flooring in master bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Main-level full bath and a main-level half bath
• Heating & cooling: Central cooling; Split-system cooling and heating; Gas heating on first level
• Interior features: Recessed lighting throughout; Ceiling fans in living areas and master bedroom; Tankless water heater; Gas water heater; Laminate flooring in living areas; Carpeted bedrooms; Tile in master bedroom
• Laundry & utility: Main-level laundry in heated space (electric hookup)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $22 ($267/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 $278k (10.3% below list).
• Recommended offer: $278k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Congaree Elementary (math 27% / reading 24%, grade F, #444 of 597 statewide, top 75%, 368 students, 100% FRL); R. H. Fulmer Middle (math 30% / reading 39%, grade F, #107 of 229 statewide, top 47%, 568 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 95% FRL vs 59% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 572 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).
• This rent runs 43% 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

• It's been on market 53 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,087 (10.3% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 10% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.3

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-48,065
• Equity at exit: $46,207

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-37,002
• Equity at exit: $26,794

Cash invested: $86,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,781 medium
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$33
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $22

Break-even live

Break-even rent $2,753

Max offer price $309,900

Occupancy floor 94%

Sensitivity live

Price	-10% $236	-5% $129	+0% $22	+5% $-85	+10% $-192
Rent	-10% $-197	-5% $-88	+0% $22	+5% $132	+10% $242
Rate	-1.0pp $178	-0.5pp $101	base $22	+0.5pp $-58	+1.0pp $-140

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2237 Trakand Dr Lexington, SC	3.0	2.5	1962	$1,975	$1.01	4d	1	1.32mi
985 Native Rye Way Lexington, SC	4.0	3.0	3100	$3,500	$1.13	4d	1	1.42mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-21
   days on market $309,900 Active 53 DOM
2. 2026-06-18
   days on market $309,900 Active 50 DOM
3. 2026-06-17
   days on market $309,900 Active 49 DOM
4. 2026-06-16
   days on market $309,900 Active 48 DOM
5. 2026-06-15
   days on market $309,900 Active 47 DOM
6. 2026-06-14
   days on market $309,900 Active 45 DOM
7. 2026-06-13
   days on market $309,900 Active 44 DOM
8. 2026-06-10
   days on market $309,900 Active 42 DOM
9. 2026-06-09
   days on market $309,900 Active 41 DOM
10. 2026-06-08
    days on market $309,900 Active 40 DOM
11. 2026-06-07
    pricedays on market $309,900 Active 39 DOM
12. 2026-06-05
    days on market $310,715 Active 36 DOM
13. 2026-06-03
    days on market $310,715 Active 35 DOM
14. 2026-06-03
    days on market $310,715 Active 34 DOM
15. 2026-06-02
    days on market $310,715 Active 33 DOM
16. 2026-05-31
    days on market $310,715 Active 32 DOM
17. 2026-05-17
    price $310,715
18. 2026-04-29
    listed $310,865 Active

ⓘ 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: $33,370
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,670
• − Management: −$2,670
• − HOA: −$396
• − Depreciation: −$9,015
• Taxable loss: −$4,937
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $1,452/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 four-bedroom, two-and-a-half-bathroom home is in excellent condition with modern finishes and a spacious layout. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Installing new flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Installing new flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Edmund

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Edmund, 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

-0.0% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $310,715 Consolidated MLS
• 2026-04-29 Listed $310,865 Consolidated MLS