215 Eagle Pointe Dr · Chapin, SC 29036

$295,000

4 bd · 2.5 ba · 2,180 sqft · SingleFamily public records · 55 Days on market

Built 2009 8,712 sqft lot $31/mo HOA · 1% 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Eagle Pointe, one of Chapin, South Carolina's most desirable and sought-after neighborhoods! This beautifully maintained home is zoned for the highly acclaimed Chapin School District — Chapin Elementary, Chapin Middle, and Chapin High School — which range from 5-15 minutes away. Major updates have already been done for you: a brand new roof (2025) and a newer HVAC (2022) give buyers peace of mind from day one. The main level offers incredible flexibility with two separate living areas, making it easy to create a formal living room alongside a dedicated playroom, home office, or sitting room. The kitchen features ample cabinet and counter space with clean, timeless lin

Key facts

• His and her closets
• Private balcony
• Casual eat-in area

Tags

• TWO SEPARATE LIVING AREAS
• CASUAL EAT-IN AREA
• FORMAL DINING AREA
• PRIVATE BALCONY
• VAULTED CEILINGS
• HIS AND HER CLOSETS

Property features AI

Finance

• HOA & community: Has association; Community amenities include clubhouse and pool; association covers common area maintenance

Exterior

• Parking: Attached 2-car garage located on the main level
• Utilities: Public sewer; Public water
• Home design: Two-story home; Vinyl exterior finish
• Construction: Slab foundation
• Exterior features: Covered front porch; Rear wood fence; Deck; Sprinkler system; Paved road access; Public water

Interior

• Kitchen: Wood-natural cabinets; Formica countertops; Vinyl flooring; Free-standing range with smooth surface and self-cleaning; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom on second floor with double vanity, garden tub, his-and-hers closets, private bath, separate shower, walk-in closet, vaulted ceilings, ceiling fan, and carpeted floors; Three additional bedrooms on second floor with carpeted floors, private closets, and shared baths
• Flooring: Carpet in bedrooms; Laminate flooring in living and formal dining areas and great room; Vinyl in kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom (main)
• Heating & cooling: Heat pump on first level; Heat pump on second level
• Interior features: Garage opener; Pull-down attic access; Cable TV available
• Laundry & utility: Laundry located on second floor; Heated laundry space; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/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 $294k (0.4% below list).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#133 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities 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; 2 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).
• This rent runs 31% 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 55 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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, 56% 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Schools are A-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?
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: 1.00% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.4

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-17,356
• Equity at exit: $43,985

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $23,881
• Equity at exit: $25,506

Cash invested: $82,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,939 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$123
• HOA: −$31
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $479

Break-even live

Break-even rent $2,333

Max offer price $295,000

Occupancy floor 79%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.87mi
1433 Tamarind Ln Chapin, SC	5.0	3.0	2317	$2,595	$1.12	21d	1	1.20mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 22 events

1. 2026-06-18
   days on market $295,000 Active 55 DOM
2. 2026-06-17
   days on market $295,000 Active 54 DOM
3. 2026-06-16
   days on market $295,000 Active 53 DOM
4. 2026-06-15
   days on market $295,000 Active 52 DOM
5. 2026-06-14
   days on market $295,000 Active 50 DOM
6. 2026-06-13
   pricedays on market $295,000 Active 49 DOM
7. 2026-06-10
   days on market $299,800 Active 47 DOM
8. 2026-06-09
   days on market $299,800 Active 46 DOM
9. 2026-06-08
   days on market $299,800 Active 45 DOM
10. 2026-06-07
    days on market $299,800 Active 44 DOM
11. 2026-06-03
    days on market $299,800 Active 40 DOM
12. 2026-06-03
    days on market $299,800 Active 39 DOM
13. 2026-06-02
    price $299,800 Active 38 DOM
14. 2026-06-01
    days on market $299,900 Active 38 DOM
15. 2026-05-31
    days on market $299,900 Active 37 DOM
16. 2026-04-24
    listed $299,900 Active
17. 2022-11-30
    soldstatus $278,000
18. 2022-10-31
    historical
19. 2022-10-27
    price $287,000
20. 2022-10-07
    listed $295,000 Active
21. 2016-12-29
    soldstatus $167,000
22. 2007-04-23
    soldstatus $1,104,000

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $35,270
• − Mortgage interest: −$16,525
• − Property taxes: −$1,701
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − HOA: −$372
• − Depreciation: −$8,582
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $5,518/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 — Chapin

• Score: 65/100
• State rank: #133
• US rank: #12994

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 26,620
• 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

-72.8% since first listed

7 events — show timeline

• 2026-04-24 Listed $299,900 Consolidated MLS
• 2022-11-30 Sold (Public Records) $278,000 Public Records
• 2022-10-31 Delisted — Consolidated MLS
• 2022-10-27 Price Changed $287,000 Consolidated MLS
• 2022-10-07 Listed $295,000 Consolidated MLS
• 2016-12-29 Sold (Public Records) $167,000 Public Records
• 2007-04-23 Sold (Public Records) $1,104,000 Public Records

Property tax history

-4.2%/yr

Latest (2024): $1,701 · +0.9% YoY. Source: county tax records.