240 Bickley View Ct · Lake Murray of Richland, SC 29036

$272,000

4 bd · 2.5 ba · 2,016 sqft · SingleFamily public records · 97 Days on market

Built 2019 4,791 sqft lot $21/mo HOA · 1% of rent

---

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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• 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 Bickley View in Chapin, conveniently located near Lake Murray, shopping, dining, and zoned for the highly regarded schools of Lexington-Richland School District Five. This beautiful two-story home has 4 bedrooms and 2.5 bathrooms with a bright, open floor plan and a cozy gas fireplace. The kitchen features granite countertops and modern finishes, while the spacious primary suite includes a huge walk-in closet. Additional highlights include a brand-new AI washer and dryer, a 240-volt outlet in the garage great for EV charging or power tools, and a two-car garage with a private backyard for relaxing or entertaining. Disclaimer: CMLS has not reviewed and, therefore, does not endors

Key facts

• Cozy gas fireplace
• Huge walk-in closet
• Private backyard

Tags

• GRANITE COUNTERTOPS
• COZY GAS FIREPLACE
• HUGE WALK-IN CLOSET
• BRAND-NEW AI WASHER AND DRYER
• 240-VOLT OUTLET
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story home; Vinyl exterior finish
• Construction: Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Patio; Automatic sprinkler system; Full gutters; Paved access road; Public water

Interior

• Bedrooms: Master bedroom on second floor
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central cooling; Split system cooling; Gas heating on both first and second levels
• Interior features: Attic storage with pull-down access; Ceiling fan; Garage opener; Owned security system; Smoke detector; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/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 $267k (1.7% below list).
• Recommended offer: $248k (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; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $8k 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 97 days — a 9% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $247,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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: 0.98% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-15,306
• Equity at exit: $40,556

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $23,452
• Equity at exit: $23,518

Cash invested: $76,160 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,673 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$113
• HOA: −$21
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $453

Break-even live

Break-even rent $2,100

Max offer price $272,000

Occupancy floor 78%

Sensitivity live

Price	-10% $607	-5% $530	+0% $453	+5% $376	+10% $299
Rent	-10% $242	-5% $348	+0% $453	+5% $559	+10% $664
Rate	-1.0pp $590	-0.5pp $522	base $453	+0.5pp $383	+1.0pp $311

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	3d	1	1.22mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gas

Listing history 42 events

1. 2026-06-18
   days on market $272,000 Active 97 DOM
2. 2026-06-17
   price $272,000 Active 96 DOM
3. 2026-06-17
   days on market $279,000 Active 96 DOM
4. 2026-06-16
   days on market $279,000 Active 95 DOM
5. 2026-06-15
   days on market $279,000 Active 94 DOM
6. 2026-06-14
   days on market $279,000 Active 92 DOM
7. 2026-06-13
   days on market $279,000 Active 91 DOM
8. 2026-06-10
   days on market $279,000 Active 89 DOM
9. 2026-06-09
   days on market $279,000 Active 88 DOM
10. 2026-06-08
    days on market $279,000 Active 87 DOM
11. 2026-06-07
    days on market $279,000 Active 86 DOM
12. 2026-06-03
    days on market $279,000 Active 82 DOM
13. 2026-06-03
    days on market $279,000 Active 81 DOM
14. 2026-06-01
    days on market $279,000 Active 80 DOM
15. 2026-05-31
    days on market $279,000 Active 79 DOM
16. 2026-04-01
    price $279,000
17. 2026-03-13
    listed $285,000 Active
18. 2025-10-20
    soldstatus $253,000
19. 2025-10-04
    status Pending
20. 2025-09-30
    price $279,900
21. 2025-09-15
    price $288,900
22. 2025-08-26
    price $289,900
23. 2025-07-29
    listed $299,900 Active
24. 2025-07-27
    historical $2,195
25. 2025-07-20
    price $2,195
26. 2025-06-10
    listed $2,395
27. 2019-09-04
    historical
28. 2019-08-31
    price $194,590
29. 2019-08-19
    status Active
30. 2019-07-23
    historical
31. 2019-07-12
    price $196,480
32. 2019-07-01
    listed $197,480 Active
33. 2019-07-01
    historical
34. 2019-06-01
    price $197,480
35. 2019-05-08
    price $196,480
36. 2019-04-22
    price $198,480
37. 2019-04-02
    price $197,480
38. 2019-03-16
    price $198,680
39. 2019-03-11
    price $199,180
40. 2019-02-23
    price $201,180
41. 2019-02-04
    price $201,280
42. 2018-12-13
    listed $201,380 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: $1,175 · $98/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$375/yr (+$31/mo · 32.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,079
• − Mortgage interest: −$15,236
• − Property taxes: −$1,175
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − HOA: −$252
• − Depreciation: −$7,913
• Taxable income: $1,010
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $5,196/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

+38.5% since first listed

27 events — show timeline

• 2026-04-01 Price Changed $279,000 Consolidated MLS
• 2026-03-13 Listed $285,000 Consolidated MLS
• 2025-10-20 Sold (Public Records) $253,000 Public Records
• 2025-10-04 Pending — Consolidated MLS
• 2025-09-30 Price Changed $279,900 Consolidated MLS
• 2025-09-15 Price Changed $288,900 Consolidated MLS
• 2025-08-26 Price Changed $289,900 Consolidated MLS
• 2025-07-29 Listed $299,900 Consolidated MLS
• 2025-07-27 Rental Removed $2,195 APPFOLIO
• 2025-07-20 Price Changed $2,195 APPFOLIO
• 2025-06-10 Listed for Rent $2,395 APPFOLIO
• 2019-09-04 Delisted — Consolidated MLS
• 2019-08-31 Price Changed $194,590 Consolidated MLS
• 2019-08-19 Relisted — Consolidated MLS
• 2019-07-23 Delisted — Consolidated MLS
• 2019-07-12 Price Changed $196,480 Consolidated MLS
• 2019-07-01 Listed $197,480 Consolidated MLS
• 2019-07-01 Delisted — Consolidated MLS
• 2019-06-01 Price Changed $197,480 Consolidated MLS
• 2019-05-08 Price Changed $196,480 Consolidated MLS
• 2019-04-22 Price Changed $198,480 Consolidated MLS
• 2019-04-02 Price Changed $197,480 Consolidated MLS
• 2019-03-16 Price Changed $198,680 Consolidated MLS
• 2019-03-11 Price Changed $199,180 Consolidated MLS
• 2019-02-23 Price Changed $201,180 Consolidated MLS
• 2019-02-04 Price Changed $201,280 Consolidated MLS
• 2018-12-13 Listed $201,380 Consolidated MLS

Property tax history

+2.0%/yr

Latest (2024): $1,175 · +0.9% YoY. Source: county tax records.