112 Wingspan Way · Chapin, SC 29036

$295,000

4 bd · 2.5 ba · 2,072 sqft · SingleFamily public records · 7 Days on market

Built 2006 8,712 sqft lot $31/mo HOA · 1% of rent ↓ 49% since listing

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 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 112 Wingspan Way in the desirable Eagle Pointe community of Chapin! This beautifully maintained two-story home features over 2,000 square feet of comfortable living space with 4 bedrooms, 2.5 bathrooms, and a functional layout designed for everyday living and entertaining. Inside, you’ll find spacious living areas, a cozy fireplace, granite countertops, and a bright kitchen that flows seamlessly into the main living space. The primary suite provides a relaxing retreat, while the additional bedrooms create flexibility for guests, a home office, or growing households. Step outside to enjoy the private fenced backyard and porch — perfect for morning coffee, outdoor dinin

Key facts

• Well-sized lot
• Screened porch
• Cozy fireplace

Tags

• PRIVATE FENCED BACKYARD
• SCREENED PORCH
• GRANITE COUNTERTOPS
• COZY FIREPLACE
• WELL-SIZED LOT
• LAKE MURRAY ACCESS

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Has association; Association covers common area maintenance and pool

Exterior

• Parking: Attached garage (2 spaces); Total of 4 parking spaces
• Utilities: Public water; Public sewer; Storm doors; Thermopane windows
• Home design: Two-story home; House faces northwest
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Fireplace on exterior list (also wood-burning inside); Full privacy wood fence

Interior

• Kitchen: Eat-in kitchen; Granite countertops; Tiled backsplash; Painted cabinets; Luxury vinyl plank flooring; Dishwasher; Microwave (above stove); Free-standing smooth-surface range; Disposal
• Bedrooms: Master bedroom with his-and-hers closets, private bath, tub/shower, ceiling fan, carpet (Second level); Bedroom 2 with private closet, ceiling fan, shared bath, carpet (Second level); Bedroom 3 with private closet, ceiling fan, shared bath, carpet (Second level); Bedroom 4 with private closet, ceiling fan, carpet (Second level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living/formal areas and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary baths
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Garage opener; Smoke detector; Attic access; Wood-burning fireplace (1)
• Laundry & utility: Laundry closet (Second level); Electric washer/dryer hookup; Electric water heater

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 $536 ($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: $294k (0.4% below list) — sets the bar for 1% rule.

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $162k; list at $295k implies a 83% gain — meaningful room to come down on a strong offer.

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 $293,753 (0.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• 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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-13,778
• Equity at exit: $43,985

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $31,504
• 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: $2,938 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$123
• HOA: −$31
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $536

Break-even live

Break-even rent $2,259

Max offer price $295,000

Occupancy floor 77%

Sensitivity live

Price	-10% $703	-5% $619	+0% $536	+5% $452	+10% $369
Rent	-10% $304	-5% $420	+0% $536	+5% $652	+10% $768
Rate	-1.0pp $685	-0.5pp $611	base $536	+0.5pp $460	+1.0pp $382

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	0.84mi
1433 Tamarind Ln Chapin, SC	5.0	3.0	2317	$2,595	$1.12	22d	1	1.20mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 7 events

1. 2026-06-18
   days on market $295,000 Active 7 DOM
2. 2026-06-17
   days on market $295,000 Active 6 DOM
3. 2026-06-16
   days on market $295,000 Active 5 DOM
4. 2026-06-15
   days on market $295,000 Active 4 DOM
5. 2026-06-14
   days on market $295,000 Active 2 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $295,000 Active 1 DOM

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$677/yr (+$56/mo · 67.3%)

ⓘ 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 ≥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: $35,250
• − Mortgage interest: −$16,525
• − Property taxes: −$1,005
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − HOA: −$372
• − Depreciation: −$8,582
• Taxable income: $1,652
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $6,035/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

-48.7% since first listed

4 events — show timeline

• 2026-06-11 Listed $295,000 Consolidated MLS
• 2017-05-30 Sold (Public Records) $161,500 Public Records
• 2012-05-25 Sold (Public Records) $133,000 Public Records
• 2006-10-04 Sold (Public Records) $575,000 Public Records

Property tax history

-7.5%/yr

Latest (2024): $1,005 · +0.9% YoY. Source: county tax records.