The Yarmouth Plan · Red Bank, SC 29073

$285,900

4 bd · 2.5 ba · 2,505 sqft · SingleFamily · 55 Days on market

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you ready to experience the perfect blend of comfort and style? Look no further than this stunning four-bedroom, two-and-a-half-bathroom home with a spacious two-car garage. Step inside the Yarmouth plan, and prepare to be amazed by its open, inviting atmosphere. The heart of the home lies in the open-concept kitchen, dining area, and family room, where memories will be made, and laughter will fill the air. Whether it's cooking a gourmet meal or simply spending quality time with loved ones, this expansive space offers endless possibilities. Retreat to the primary bedroom oasis, complete with a large walk-in closet and a bathroom featuring dual sinks and a stylish shower. It's the perfec

Key facts

• 2 garage spots
• Listed 55 days

Property features AI

Finance

• Other: Address: Lexington, SC 29073
• Financial info: List price $285,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: The Yarmouth plan; New construction plan
• Construction: Living area approximately 2,505; Built as part of new construction inventory (plan)
• Exterior features: Plan home on a residential lot

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Open living area (plan)

🏗️ New construction. The $285,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $333,165.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (14.8% below list).
• Recommended offer: $244k (14.8% 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+, schools 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.
• Market conditions: Rents rising (+3.2%/yr); 564 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $10k 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 ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,607 (14.8% 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 55 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $333,165
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Colony Creek Ct	0.41mi	5/3.0 (+1)	2,264 (-10%)	23mo	$300,000	$133	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-77,431
• Equity at exit: $49,676

10-year hold

• IRR: -18.9%
• Equity multiple: -0.03×
• Total profit: $-95,840
• Equity at exit: $28,806

Cash invested: $93,286 (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: 564
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$1,747
• Tax est. 1.5%: −$416 /mo · $4,997/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-378

Break-even live

Break-even rent $2,914

Max offer price $278,477

Occupancy floor —

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: $83,291
• Closing costs: $9,995
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	23d	1	0.20mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	23d	1	0.38mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	14d	1	0.46mi
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	23d	1	1.02mi

Listing history 13 events

1. 2026-06-18
   days on market $285,900 Active 55 DOM
2. 2026-06-17
   days on market $285,900 Active 54 DOM
3. 2026-06-16
   days on market $285,900 Active 53 DOM
4. 2026-06-15
   days on market $285,900 Active 52 DOM
5. 2026-06-14
   days on market $285,900 Active 50 DOM
6. 2026-06-10
   days on market $285,900 Active 47 DOM
7. 2026-06-09
   days on market $285,900 Active 46 DOM
8. 2026-06-08
   days on market $285,900 Active 45 DOM
9. 2026-06-07
   days on market $285,900 Active 44 DOM
10. 2026-06-03
    days on market $285,900 Active 40 DOM
11. 2026-06-03
    days on market $285,900 Active 39 DOM
12. 2026-06-02
    days on market $285,900 Active 38 DOM
13. 2026-05-31
    days on market $285,900 Active 37 DOM

ⓘ 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: $29,233
• − Mortgage interest: −$18,662
• − Property taxes: −$4,997
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$9,692
• Taxable loss: −$10,462
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-2,024/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 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

• Census place: Red Bank, 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