116 Chesterton Dr · Lexington, SC 29072

$260,000

3 bd · 2.5 ba · 1,794 sqft · SingleFamily public records · 169 Days on market

Built 2013 3,049 sqft lot $92/mo HOA · 5% of rent ↓ 42% since listing

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 116 Chesterton Dr! This beautifully maintained 3-bedroom, 2.5-bath home in the sought-after Cambridge Place community blends comfort, style, and convenience. Step inside to an inviting layout featuring gorgeous ceramic tile flooring throughout most of the main level. The updated eat-in kitchen shines with granite countertops and offers a great view of the fenced backyard, perfect for everyday living or easy entertaining. Residents enjoy access to community amenities, including a refreshing pool and front-yard maintenance for added ease. Zoned for the well-regarded Lexington 1 school district and situated in a prime location close to local conveniences, this home truly checks all

Key facts

• Refreshing pool
• Granite countertops
• Fenced backyard

Tags

• CERAMIC TILE FLOORING
• UPDATED EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• FENCED BACKYARD
• REFRESHING POOL
• LEXINGTON 1 SCHOOL DISTRICT

Property features AI

Finance

• Other: Paved road access
• HOA & community: Community association present; Association maintains common areas, front yard, sidewalks, and pool

Exterior

• Parking: Attached garage with 1 garage space (main level)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Patio; Rear wood privacy fence (rear only)

Interior

• Kitchen: Granite countertops; Stained wood cabinets; Tile floor; Dishwasher, disposal, microwave (above stove), free-standing range
• Bedrooms: Master bedroom on second floor with double vanity and walk-in closet; Additional bedrooms on second floor
• Flooring: Tile flooring in kitchen
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans throughout; Free-standing range; Dishwasher, disposal, and microwave mounted above the stove
• Laundry & utility: Laundry in utility room (washer/dryer located on second floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.6% below list).
• Recommended offer: $199k (23.6% 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: Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+33 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); 694 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 169 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $198,599 (23.6% 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 169 days. Have you received any prior offers? Is the seller open to a 24% 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.9

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-48,347
• Equity at exit: $38,767

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-48,925
• Equity at exit: $22,480

Cash invested: $72,800 (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: 694
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$108
• HOA: −$92
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-104

Break-even live

Break-even rent $2,118

Max offer price $241,610

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-31	+0% $-104	+5% $-178	+10% $-251
Rent	-10% $-261	-5% $-183	+0% $-104	+5% $-26	+10% $53
Rate	-1.0pp $27	-0.5pp $-38	base $-104	+0.5pp $-171	+1.0pp $-240

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	15d	1	0.95mi
121 Park Ridge Way Lexington, SC	3.0	2.5	1680	$2,100	$1.25	24d	1	1.06mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	22d	1	1.14mi
926 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,879	$1.28	15d	1	1.21mi
855 Park Rd Lexington, SC	4.0	2.0	1600	$1,995	$1.25	24d	1	1.26mi

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: pool

Listing history 18 events

1. 2026-05-21
   status Pending
2. 2026-05-06
   historical Active - Contingent
3. 2026-04-30
   price $260,000
4. 2026-04-08
   price $270,000
5. 2026-03-07
   price $275,000
6. 2026-01-06
   price $289,000
7. 2025-12-03
   listed $290,000 Active
8. 2021-07-29
   soldstatus $219,600
9. 2021-06-26
   historical
10. 2021-06-23
    listed $215,000 Active
11. 2020-08-10
    soldstatus $169,000
12. 2020-07-15
    historical
13. 2020-07-06
    price $168,000
14. 2020-06-27
    status Active
15. 2020-05-27
    historical
16. 2020-05-07
    listed $170,000 Active
17. 2012-12-14
    soldstatus $22,500
18. 2011-12-30
    soldstatus $450,500

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$171/yr (+$14/mo · 13.1%)

ⓘ 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 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: $23,832
• − Mortgage interest: −$14,564
• − Property taxes: −$1,311
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$1,104
• − Depreciation: −$7,564
• Taxable loss: −$5,824
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $148/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

-42.3% since first listed

18 events — show timeline

• 2026-05-21 Pending — Consolidated MLS
• 2026-05-06 Contingent — Consolidated MLS
• 2026-04-30 Price Changed $260,000 Consolidated MLS
• 2026-04-08 Price Changed $270,000 Consolidated MLS
• 2026-03-07 Price Changed $275,000 Consolidated MLS
• 2026-01-06 Price Changed $289,000 Consolidated MLS
• 2025-12-03 Listed $290,000 Consolidated MLS
• 2021-07-29 Sold (Public Records) $219,600 Public Records
• 2021-06-26 Delisted — Consolidated MLS
• 2021-06-23 Listed $215,000 Consolidated MLS
• 2020-08-10 Sold (Public Records) $169,000 Public Records
• 2020-07-15 Delisted — Consolidated MLS
• 2020-07-06 Price Changed $168,000 Consolidated MLS
• 2020-06-27 Relisted — Consolidated MLS
• 2020-05-27 Delisted — Consolidated MLS
• 2020-05-07 Listed $170,000 Consolidated MLS
• 2012-12-14 Sold (Public Records) $22,500 Public Records
• 2011-12-30 Sold (Public Records) $450,500 Public Records

Property tax history

-10.3%/yr

Latest (2024): $1,311 · +4.4% YoY. Source: county tax records.