336 Dawsons Park Dr · Lexington, SC 29072

$269,900

4 bd · 2.5 ba · 1,677 sqft · Townhouse public records · 23 Days on market

Built 2017 2,178 sqft lot $70/mo HOA · 3% of rent

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful house located in one of the most sought-after areas of Lexington! Conveniently located near Lexington High School, shopping, gyms, restaurants, and easy interstate access, making for a quick commute to downtown Columbia. This immaculate 4-bedroom, 2.5-bath home is truly move-in ready and offers low-maintenance living in a desirable HOA community where exterior property maintenance is handled for you. Step inside and fall in love with the stunning two-story ceilings in the living room, complete with ceiling fan and recessed lighting. The open-concept layout flows seamlessly into the upgraded kitchen featuring granite countertops, a spacious bar area perfect for entertaining, and pl

Key facts

• Upgraded kitchen
• Two story ceilings
• Walk in closet

Tags

• TWO STORY CEILINGS
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• MAIN FLOOR OWNER'S SUITE
• WALK IN CLOSET
• GARDEN TUB

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas, front yard, roads, sidewalks, and street lights

Exterior

• Parking: Attached garage (main level); Two parking spaces, including one garage space
• Utilities: Public water; Public sewer; Storm doors; Thermopane windows
• Home design: Two-story home; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Patio; Rear wood fence; Sprinkler system; Paved road access

Interior

• Kitchen: Granite countertops with granite backsplash; Glazed cabinets; Pantry; Bar seating; Recessed lighting; Vinyl flooring; Dishwasher; Garbage disposal; Built-in microwave; Freezer; Icemaker; Refrigerator; Gas range/stove with exterior-vented exhaust
• Bedrooms: Master bedroom on main level with double vanity, garden tub, private bath, separate shower, walk-in closet, box ceilings, and laminate floors; Bedroom 2 on second level with shared bath and engineered hardwood floors; Bedroom 3 on second level with shared bath, private closet, and engineered hardwood floors; Bedroom 4 on second level with shared bath, private closet, and engineered hardwood floors
• Flooring: Engineered hardwood in living areas and upper bedrooms; Laminate in master bedroom; Vinyl in kitchen
• Bathrooms: Two full bathrooms; One additional full bathroom on second level; One half bathroom; Main level has one full and one half bath
• Heating & cooling: Central heating and cooling; Heat pump on first level
• Interior features: Ceiling fans; Garage opener; Smoke detector; Attic access
• Laundry & utility: Laundry located in the kitchen on the main level; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-59 ($-709/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (24.0% below list).
• Recommended offer: $205k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#8 in SC, #1,502 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: commute 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: Lake Murray Elementary (math 73% / reading 70%, grade A-, #32 of 597 statewide, top 5%, 901 students, 12% FRL); Pleasant Hill Middle (math 50% / reading 58%, grade B-, #27 of 229 statewide, top 12%, 748 students, 21% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 69% at this address vs 48% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Lexington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 714 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

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 23 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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, 62% 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 $205,128 (24.0% 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. 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 B-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. 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?
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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-47,105
• Equity at exit: $40,243

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-44,239
• Equity at exit: $23,336

Cash invested: $75,572 (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 29072

• Rents YoY: 3.2%
• Active inventory: 714
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$112
• HOA: −$70
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-59

Break-even live

Break-even rent $2,126

Max offer price $259,465

Occupancy floor 98%

Sensitivity live

Price	-10% $94	-5% $17	+0% $-59	+5% $-135	+10% $-212
Rent	-10% $-221	-5% $-140	+0% $-59	+5% $22	+10% $103
Rate	-1.0pp $77	-0.5pp $10	base $-59	+0.5pp $-129	+1.0pp $-200

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	23d	1	0.01mi
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	16d	1	0.17mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	16d	1	0.24mi
855 Park Rd Lexington, SC	4.0	2.0	1600	$1,995	$1.25	25d	1	1.40mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: gym

Listing history 14 events

1. 2026-06-22
   days on market $269,900 Active 23 DOM
2. 2026-06-18
   days on market $269,900 Active 20 DOM
3. 2026-06-17
   days on market $269,900 Active 19 DOM
4. 2026-06-16
   days on market $269,900 Active 18 DOM
5. 2026-06-15
   days on market $269,900 Active 17 DOM
6. 2026-06-14
   pricedays on market $269,900 Active 15 DOM
7. 2026-06-10
   days on market $274,900 Active 12 DOM
8. 2026-06-09
   days on market $274,900 Active 11 DOM
9. 2026-06-08
   days on market $274,900 Active 10 DOM
10. 2026-06-07
    days on market $274,900 Active 9 DOM
11. 2026-06-03
    days on market $274,900 Active 5 DOM
12. 2026-06-03
    days on market $274,900 Active 4 DOM
13. 2026-06-02
    days on market $274,900 Active 3 DOM
14. 2026-05-31
    days on market $274,900 Active 2 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: $981 · $82/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$558/yr (+$46/mo · 56.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,615
• − Mortgage interest: −$15,119
• − Property taxes: −$981
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$840
• − Depreciation: −$7,852
• Taxable loss: −$5,464
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $602/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 — Lexington

• Score: 81/100
• State rank: #8
• US rank: #1502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 122,563
• Metro: Columbia, SC
• Population (ZIP): 69,407
• Household income: $106,382
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 858.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -197.53%
• Current HPI: 212.3235
• Rent YoY: ▲ 3.23%
• 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

+66.9% since first listed

17 events — show timeline

• 2026-05-29 Listed $274,900 Consolidated MLS
• 2021-07-09 Sold (Public Records) $235,000 Public Records
• 2021-06-04 Delisted — Consolidated MLS
• 2021-05-28 Listed $225,000 Consolidated MLS
• 2019-09-23 Sold (Public Records) $172,000 Public Records
• 2019-07-25 Delisted — Consolidated MLS
• 2019-05-24 Price Changed $172,500 Consolidated MLS
• 2019-04-11 Listed $175,000 Consolidated MLS
• 2016-11-15 Price Changed $163,900 Consolidated MLS
• 2016-11-05 Price Changed $164,000 Consolidated MLS
• 2016-10-27 Price Changed $164,100 Consolidated MLS
• 2016-10-20 Price Changed $164,200 Consolidated MLS
• 2016-10-11 Price Changed $164,300 Consolidated MLS
• 2016-10-04 Price Changed $164,400 Consolidated MLS
• 2016-09-28 Price Changed $164,500 Consolidated MLS
• 2016-09-17 Price Changed $164,600 Consolidated MLS
• 2016-05-07 Price Changed $164,700 Consolidated MLS

Property tax history

+21.5%/yr

Latest (2024): $981 · -27.0% YoY. Source: county tax records.