3914 Golden Crane Pass · Red Bank, SC 29073

$250,000

3 bd · 2.5 ba · 1,617 sqft · SingleFamily · 82 Days on market

Built 2025 Good condition 4,791 sqft lot $41/mo HOA · 2% 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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience a luxurious lifestyle in Bluefieldthe only community in Lexington with a pool and lazy river! This charming Dawson floorplan offers three bedrooms, two-and-one-half baths. The heart of the home is the sleek kitchen, featuring stainless steel appliances, beautiful white cabinets and modern countertops perfect for meal prep and entertaining. The kitchen opens into the spacious living area, creating an open concept. The roomy primary bedroom is an oasis on its own with the ensuite having a large walk-in shower and elegant quartz countertops for a touch of luxury. This home blends functionality, modern finishes, comfort, making it a place to call home.

Key facts

• Pool and lazy river
• Open-concept
• Luxurious ensuite

Tags

• POOL AND LAZY RIVER
• SLEEK KITCHEN
• OPEN-CONCEPT
• LUXURIOUS ENSUITE
• LARGE WALK-IN SHOWER
• ELEGANT QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Community pool; New construction builder warranty; Cable TV available
• HOA & community: Property is part of an association; Association maintains common areas, playground, pool, and street lights

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story property; Slab foundation
• Construction: Stone and vinyl siding; Slab foundation
• Exterior features: Covered front porch; Patio; Sprinkler system; Stone and vinyl exterior finish; Paved road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave above stove; Smooth surface range; Granite countertops; Kitchen island; Eat-in kitchen
• Bedrooms: Primary bedroom on second floor with double vanity and private closet; Second bedroom on second floor with private closet; Third bedroom on second floor with private closet
• Flooring: Luxury vinyl plank flooring (great room and kitchen)
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central cooling; Split system; Zoned cooling; Gas heating on first and second levels; Split system heating; Zoned heating
• Interior features: Smoke detector; Pull-down attic access; Recessed lighting; Vaulted ceilings (in primary bedroom); Eat-in kitchen with island and granite countertops
• Laundry & utility: Washer and dryer located on second floor; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-61 ($-731/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.5% below list).
• Recommended offer: $216k (13.5% 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; 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 34% 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 $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 82 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $216,173 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.6

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-43,810
• Equity at exit: $37,276

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-40,752
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$41
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-61

Break-even live

Break-even rent $2,239

Max offer price $241,185

Occupancy floor 98%

Sensitivity live

Price	-10% $112	-5% $25	+0% $-61	+5% $-147	+10% $-234
Rent	-10% $-232	-5% $-146	+0% $-61	+5% $24	+10% $110
Rate	-1.0pp $65	-0.5pp $3	base $-61	+0.5pp $-126	+1.0pp $-192

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Whitton Ct Lexington, SC	3.0	2.5	1910	$2,045	$1.07	25d	1	0.71mi
124 Cross Hill Rd Lexington, SC	3.0	2.0	1126	$1,681	$1.49	25d	1	1.28mi

HOA detail

• Monthly dues: $41 · $492/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-14
   status $250,000 Pending 82 DOM
2. 2026-06-10
   days on market $250,000 Active 82 DOM
3. 2026-06-09
   days on market $250,000 Active 81 DOM
4. 2026-06-08
   days on market $250,000 Active 80 DOM
5. 2026-06-07
   days on market $250,000 Active 79 DOM
6. 2026-06-03
   days on market $250,000 Active 75 DOM
7. 2026-06-03
   days on market $250,000 Active 74 DOM
8. 2026-06-02
   pricedays on market $250,000 Active 73 DOM
9. 2026-05-31
   days on market $250,932 Active 72 DOM
10. 2026-05-02
    price $250,932 667-char remark

    Show marketing remark (667 chars)

    Experience a luxurious lifestyle in Bluefieldthe only community in Lexington with a pool and lazy river! This charming Dawson floorplan offers three bedrooms, two-and-one-half baths. The heart of the home is the sleek kitchen, featuring stainless steel appliances, beautiful white cabinets and modern countertops perfect for meal prep and entertaining. The kitchen opens into the spacious living area, creating an open concept. The roomy primary bedroom is an oasis on its own with the ensuite having a large walk-in shower and elegant quartz countertops for a touch of luxury. This home blends functionality, modern finishes, comfort, making it a place to call home.

11. 2026-05-01
    price $250,932
12. 2026-03-20
    listed $248,932 Active 667-char remark

    Show marketing remark (667 chars)

    Experience a luxurious lifestyle in Bluefieldthe only community in Lexington with a pool and lazy river! This charming Dawson floorplan offers three bedrooms, two-and-one-half baths. The heart of the home is the sleek kitchen, featuring stainless steel appliances, beautiful white cabinets and modern countertops perfect for meal prep and entertaining. The kitchen opens into the spacious living area, creating an open concept. The roomy primary bedroom is an oasis on its own with the ensuite having a large walk-in shower and elegant quartz countertops for a touch of luxury. This home blends functionality, modern finishes, comfort, making it a place to call home.

13. 2026-03-20
    listed $248,932 Active

    Show marketing remark (667 chars)

    Experience a luxurious lifestyle in Bluefieldthe only community in Lexington with a pool and lazy river! This charming Dawson floorplan offers three bedrooms, two-and-one-half baths. The heart of the home is the sleek kitchen, featuring stainless steel appliances, beautiful white cabinets and modern countertops perfect for meal prep and entertaining. The kitchen opens into the spacious living area, creating an open concept. The roomy primary bedroom is an oasis on its own with the ensuite having a large walk-in shower and elegant quartz countertops for a touch of luxury. This home blends functionality, modern finishes, comfort, making it a place to call home.

ⓘ 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: $25,941
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$492
• − Depreciation: −$7,273
• Taxable loss: −$4,978
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $464/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 · 9 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and bathrooms, well-maintained exterior and interior, and a good foundation. It is ready for a new owner or renter.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters.
• Both HVAC maintenance and tune-up — Ensures system is running efficiently and can prevent future issues.
• Both Regular home maintenance check — Ensures all systems are functioning properly and can prevent costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters. ↑
• Both HVAC maintenance and tune-up — Ensures system is running efficiently and can prevent future issues. ↑
• Both Regular home maintenance check — Ensures all systems are functioning properly and can prevent costly repairs. ↑

ⓘ 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 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

+0.8% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $250,932 Zillow
• 2026-05-01 Price Changed $250,932 Consolidated MLS
• 2026-03-20 Listed $248,932 Zillow
• 2026-03-20 Listed $248,932 Consolidated MLS