207 Bantam Pl · Lexington, SC 29072

$300,000

4 bd · 2.5 ba · 2,220 sqft · SingleFamily public records · 32 Days on market

Built 2015 10,454 sqft lot $46/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 +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and perfectly situated on a quiet street near a cul-de-sac, this spacious home blends a neutral palette with stylish updates throughout. The entire first floor and upstairs hallway feature new LVP flooring, creating a warm and cohesive feel. The open-concept eat-in kitchen features an island, abundant cabinet storage, and newer stainless steel appliances including the refrigerator, microwave, and dishwasher. The large living room with fireplace is ideal for relaxing or entertaining, while the separate dining room provides flexibility as a formal dining space or additional sitting area. The oversized primary suite features brand-new carpet, a double vanity, garden tub, separate

Key facts

• Separate dining room
• Large living room
• New lvp flooring

Tags

• NEW LVP FLOORING
• OPEN-CONCEPT EAT-IN KITCHEN
• ABUNDANT CABINET STORAGE
• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• OVERSIZED PRIMARY SUITE

Property features AI

Finance

• Other: Paved roads
• HOA & community: Property is part of an association; Association maintains common areas, clubhouse, green spaces and playground; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered back porch; Vinyl exterior

Interior

• Kitchen: Eat-in kitchen with island and pantry; Formica countertops; Dishwasher; Disposal; Microwave above stove; Refrigerator; Free-standing, self-cleaning smooth-surface range
• Bedrooms: Master bedroom on second floor with double vanity, garden tub, separate shower, walk-in closet and private closet; Additional bedrooms on second floor with walk-in closets
• Flooring: Luxury vinyl plank in living areas and formal dining room; Carpet in bedrooms
• Bathrooms: Two full baths; One half bath; Two second-level full baths
• Heating & cooling: Central cooling; Heat pump serving first level; Heat pump serving second level
• Interior features: Attic access; Garage door opener; Smoke detectors; Gas log (natural) fireplace; One fireplace; Fireplace in living room; Formal dining room
• Laundry & utility: Laundry closet located on second floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (30.6% below list).
• Recommended offer: $208k (30.6% 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: Rocky Creek Elementary (math 56% / reading 54%, grade C, #119 of 597 statewide, top 20%, 863 students, 18% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 68% at this address vs 48% district-wide (+20 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; 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 $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

• It's been on market 32 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,148 (30.6% 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 32 days. Have you received any prior offers? Is the seller open to a 31% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 12.0

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-61,733
• Equity at exit: $44,731

10-year hold

• IRR: -14.3%
• Equity multiple: 0.17×
• Total profit: $-69,565
• Equity at exit: $25,939

Cash invested: $84,000 (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 29072

• Rents YoY: 3.2%
• Active inventory: 694
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$125
• HOA: −$46
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-212

Break-even live

Break-even rent $2,350

Max offer price $262,553

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-03
   historical Active - Contingent
3. 2026-05-02
   price $300,000
4. 2026-04-23
   price $315,000
5. 2026-04-16
   listed $325,000 Active
6. 2020-12-29
   soldstatus $215,000
7. 2020-11-23
   historical
8. 2020-11-19
   listed $215,000 Active

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$364/yr (+$30/mo · 27.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $24,978
• − Mortgage interest: −$16,805
• − Property taxes: −$1,346
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$552
• − Depreciation: −$8,727
• Taxable loss: −$7,948
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $-636/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

+39.5% since first listed

8 events — show timeline

• 2026-05-18 Pending — Consolidated MLS
• 2026-05-03 Contingent — Consolidated MLS
• 2026-05-02 Price Changed $300,000 Consolidated MLS
• 2026-04-23 Price Changed $315,000 Consolidated MLS
• 2026-04-16 Listed $325,000 Consolidated MLS
• 2020-12-29 Sold (Public Records) $215,000 Public Records
• 2020-11-23 Delisted — Consolidated MLS
• 2020-11-19 Listed $215,000 Consolidated MLS

Property tax history

+5.5%/yr

Latest (2024): $1,346 · +4.4% YoY. Source: county tax records.